Terraced house in Baixa, Olhão
Terraced house in Baixa, Olhão — image 2Terraced house in Baixa, Olhão — image 3Terraced house in Baixa, Olhão — image 4Terraced house in Baixa, Olhão — image 5
Grade B+villamid-range

Terraced house in Baixa, Olhão

Olhão · Eastern Algarve ·

€330,000

Asking Price (EUR)

7.7%

True Net Yield (Owner, all-in)

5.3%

True Net Yield (Managed, all-in)

11.8%

True Gross Yield

51%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 months ago and is currently at 17% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.75, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €45,822/yr
Average Daily Rate: €245
+10.0% vs area baselineModern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 9.0 years
5-yr Capital Value: €433,615
10-yr Capital Value: €527,559
Brixfox Score: 72.9 / 100
Comparable Properties: 17
Data Confidence: 94%
Search Radius: 2 km

True Investment Cost

Portuguese transfer tax (IMT) + stamp duty (IS) + notary + registration + legal + renovation + full furnishing & STR launch setup.

€388,735

+17.8% over asking

Asking price€330,000
IMT — Property transfer tax (investment schedule)€14,230
IS — Stamp duty (0.8%)€2,640
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,950
Total acquisition costs€23,070
Renovation (est. €55/m² × 63 m²)
Light touch-ups — paint, fixtures, deep clean.		€3,465
(€1,890–€5,040)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,200
All-in investment (incl. renovation & furnishing)€388,735

Gross yield (asking price)

13.9%

True gross yield (all-in)

11.8%

Estimates use Portugal's investment IMT schedule (non-permanent residence). Actual notary & legal vary; budget +€500–1,000 for surveyor, due-diligence and bank-mortgage fees if financing. Renovation cost is a heuristic on property condition × m² — verify with a site visit. Furnishing uses finish-level-tiered rates covering beds, living, kitchen, electronics, AL licence, linens & professional photography. Working capital (2-3 months operating buffer) not included.

Bedrooms: 3
Bathrooms: 3
Building: 63 m²
Land: 71 m²
Style: contemporary
Condition: good
Energy Certificate: E
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

pergola with natural material roofoutdoor lounge areaoutdoor dining areapotted plants

Score Breakdown

ROI
24.5
Visual Appeal
12.8
Ownership Security
13
Location
7.8
Land & Space
2.64
Rental Demand
5.12
Payback Speed
4
STR Suitability
3

Description

Located in the historic centre of Olhão, just a short walk from the marina, traditional markets and the Ria Formosa waterfront, this delightful 3-bedroom townhouse offers a rare opportunity to combine lifestyle and investment. With accommodation for up to 6 guests, the property blends authentic Algarve character with

Location

📍 37.0277°N, 7.8426°W

· Olhão, Algarve, Portugal

View on SIM Invest →Also on Idealista.pt
Idealista.pt
Olhão / Eastern Algarve

Terraced house in Baixa, Olhão

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
63 m²
Land Plot
71 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 9.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score73
GradeB+
Brixfox Intelligence
73B+Strong
Score Breakdown
ROI & Yield80%
Capital Growth77%
Risk Profile74%
Market Demand73%

The Brixfox Score is our proprietary AI-powered rating that evaluates rental ROI, capital appreciation potential, risk factors, and local market dynamics to give you a single investment quality metric.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+13.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$62K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.4%
$2,819/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
10.6 yr
Rental only

Property details

Energy: E
Condition: good

Description

Located in the historic centre of Olhão, just a short walk from the marina, traditional markets and the Ria Formosa waterfront, this delightful 3-bedroom townhouse offers a rare opportunity to combine lifestyle and investment. With accommodation for up to 6 guests, the property blends authentic Algarve character with

Income Breakdown

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Nightly Rate (ADR)
$355/night
50% ($163)Brixfox estimate($355/night)200% ($653)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$33,823
Airbnb data$355/night · 51% occupancy
Rental income
$355/night · 51% occ.
$66,252
Running costs (20%)
Utilities, cleaning, maintenance
-$13,250
Income tax (10%)
Indonesian rental income tax
-$18,551
Property tax
Annual property tax
-$628
Net income
9.4% ROI
$33,823

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$358,696
IMT (transfer tax, investment schedule)$15,467
Imposto de Selo (stamp duty)$2,870
Notary & registration$1,359
Legal / due diligence$5,380
Total acquisition costs$25,076
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$3,766
($2,054–$5,478)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$420,364

Gross yield (asking)

18.5%

True gross yield (all-in)

15.8%

Estimates use Portugal's standard transfer tax + typical legal/notary defaults. Verify with local counsel before committing — actual fees vary by deal structure.

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$2.9M$2.2M$1.5M$733K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $330K
Capital appreciation
Property value growing at +4%/yr based on Olhão market trends.
Rental income
Cumulative net rental earnings collected over time, growing with annual revenue increases.
Total return
Capital value + rental income. Your actual total position if you sold and kept all rent.
Paid back
Year 10: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$401K
+22%
Rental Income
+$165K
Total Position
$567K
+72%
11.4%/yr
Year 10
Capital Value
$488K
+48%
Rental Income
+$357K
Total Position
$845K
+156%
9.9%/yr
Year 20
Capital Value
$723K
+119%
Rental Income
+$836K
Total Position
$1.6M
+372%
8.1%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$1.5M
Total Position
$2.6M
+673%
7.1%/yr

Location

Olhão

Eastern Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
9.4% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Strong
$326 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
71 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 9.4% — outperforms most villas in this market
Premium nightly rate of $326 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 51% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

31% occ.
7.7%
$2,302/mo
41% occ.
10.2%
$3,057/mo
51% occ.
12.8%
$3,812/mo
current
61% occ.
15.3%
$4,567/mo

Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Portugal may impact actual yields.