T2 flat in Rua Manuel Tomé Viegas Vaz, Baixa, Olhão
T2 flat in Rua Manuel Tomé Viegas Vaz, Baixa, Olhão — image 2T2 flat in Rua Manuel Tomé Viegas Vaz, Baixa, Olhão — image 3T2 flat in Rua Manuel Tomé Viegas Vaz, Baixa, Olhão — image 4T2 flat in Rua Manuel Tomé Viegas Vaz, Baixa, Olhão — image 5
Grade B+apartmentmid-range

T2 flat in Rua Manuel Tomé Viegas Vaz, Baixa, Olhão

Olhão · Eastern Algarve ·

€311,000

Asking Price (EUR)

5.9%

True Net Yield (Owner, all-in)

4.1%

True Net Yield (Managed, all-in)

9.1%

True Gross Yield

45%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 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: €33,467/yr
Average Daily Rate: €203
+9.0% vs area baselineImage quality 6/10 (-3%), Modern/contemporary style (+12%), Has pool (0%)
Payback Period: 11.6 years
5-yr Capital Value: €408,649
10-yr Capital Value: €497,184
Brixfox Score: 66.7 / 100
Comparable Properties: 58
Data Confidence: 98%
Search Radius: 2 km

True Investment Cost

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

€366,285

+17.8% over asking

Asking price€311,000
IMT — Property transfer tax (investment schedule)€12,767
IS — Stamp duty (0.8%)€2,488
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,665
Total acquisition costs€21,170
Renovation (est. €55/m² × 123 m²)
Light touch-ups — paint, fixtures, deep clean.		€6,765
(€3,690–€9,840)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€27,350
All-in investment (incl. renovation & furnishing)€366,285

Gross yield (asking price)

10.8%

True gross yield (all-in)

9.1%

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: 2
Bathrooms: 2
Building: 123 m²
Style: contemporary
Condition: good
Year Built: 2011
Energy Certificate: C
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

balconies_with_railingscommunal_pool

Score Breakdown

ROI
21.07
Visual Appeal
8.8
Ownership Security
13
Location
7.8
Land & Space
4.46
Rental Demand
4.52
Payback Speed
4
STR Suitability
3

Description

PROPERTY RENTED UNTIL APRIL 2026 2-bedroom apartment with a total area of 123 m2, located in a gated community in Olhão. Just a few minutes from access to the A22 (Via do Infante) and the EN125, it offers quick connections to Faro, Vilamoura, and the main beaches of the Algarve. The area provides a wide range of serv

Location

📍 37.0255°N, 7.8382°W

· Olhão, Algarve, Portugal

View on Domus RS PT →Also on Idealista.pt
Idealista.pt
Olhão / Eastern Algarve

T2 flat in Rua Manuel Tomé Viegas Vaz, Baixa, Olhão

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
123 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 7.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score67
GradeB+
Brixfox Intelligence
67B+Strong
Score Breakdown
ROI & Yield74%
Capital Growth70%
Risk Profile69%
Market Demand67%

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
+11.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$58K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.3%
$2,052/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
13.7 yr
Rental only

Property details

Year built: 2011
Energy: C
Condition: good

Description

PROPERTY RENTED UNTIL APRIL 2026 2-bedroom apartment with a total area of 123 m2, located in a gated community in Olhão. Just a few minutes from access to the A22 (Via do Infante) and the EN125, it offers quick connections to Faro, Vilamoura, and the main beaches of the Algarve. The area provides a wide range of serv

Income Breakdown

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Nightly Rate (ADR)
$294/night
50% ($135)Brixfox estimate($294/night)200% ($541)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$24,626
Airbnb data$294/night · 45% occupancy
Rental income
$294/night · 45% occ.
$48,495
Running costs (20%)
Utilities, cleaning, maintenance
-$9,699
Income tax (10%)
Indonesian rental income tax
-$13,578
Property tax
Annual property tax
-$592
Net income
7.3% ROI
$24,626

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$338,043
IMT (transfer tax, investment schedule)$13,877
Imposto de Selo (stamp duty)$2,704
Notary & registration$1,359
Legal / due diligence$5,071
Total acquisition costs$23,011
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$7,353
($4,011–$10,696)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$29,728
All-in investment$398,136

Gross yield (asking)

14.3%

True gross yield (all-in)

12.2%

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.

$2.4M$1.8M$1.2M$600K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $311K
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 12: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$378K
+22%
Rental Income
+$120K
Total Position
$499K
+60%
9.9%/yr
Year 10
Capital Value
$460K
+48%
Rental Income
+$260K
Total Position
$720K
+132%
8.8%/yr
Year 20
Capital Value
$681K
+119%
Rental Income
+$609K
Total Position
$1.3M
+315%
7.4%/yr
Year 30
Capital Value
$1.0M
+224%
Rental Income
+$1.1M
Total Position
$2.1M
+571%
6.6%/yr

Location

Olhão

Eastern Algarve, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.3% annual return
Occupancy
Average
45% average occupancy
Nightly Rate
Strong
$271 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $271 — 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 45% — 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

30% occ.
6.5%
$1,829/mo
40% occ.
8.7%
$2,456/mo
45% occ.
9.9%
$2,779/mo
current
55% occ.
12.1%
$3,406/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.