Terraced house in Rua Carlos da Maia, 40, Baixa, Olhão
Terraced house in Rua Carlos da Maia, 40, Baixa, Olhão — image 2Terraced house in Rua Carlos da Maia, 40, Baixa, Olhão — image 3Terraced house in Rua Carlos da Maia, 40, Baixa, Olhão — image 4Terraced house in Rua Carlos da Maia, 40, Baixa, Olhão — image 5
Grade B+villaluxury

Terraced house in Rua Carlos da Maia, 40, Baixa, Olhão

Olhão · Eastern Algarve ·

€525,000

Asking Price (EUR)

4.9%

True Net Yield (Owner, all-in)

3.4%

True Net Yield (Managed, all-in)

7.6%

True Gross Yield

52%

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: €46,882/yr
Average Daily Rate: €247
+11.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%), Luxury finish (+8%)
Payback Period: 14.0 years
5-yr Capital Value: €689,842
10-yr Capital Value: €839,299
Brixfox Score: 71.6 / 100
Comparable Properties: 17
Data Confidence: 93%
Search Radius: 2 km

True Investment Cost

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

€618,955

+17.9% over asking

Asking price€525,000
IMT — Property transfer tax (investment schedule)€29,830
IS — Stamp duty (0.8%)€4,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,875
Total acquisition costs€43,155
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€50,800
All-in investment (incl. renovation & furnishing)€618,955

Gross yield (asking price)

8.9%

True gross yield (all-in)

7.6%

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: 1
Building: 203 m²
Style: contemporary
Condition: excellent
Year Built: 2009
Energy Certificate: C

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large woven wall artfiddle leaf fig treebuilt-in shelving with decortrack lightingtextured rug

Score Breakdown

ROI
18.78
Visual Appeal
14.8
Ownership Security
13
Location
7.8
Land & Space
6
Rental Demand
5.21
Payback Speed
3
STR Suitability
3

Description

REINVENT your investment concept in one of Olhão’s most unique spaces. Spanning 200 sqm of pure sophistication, this property stands out for its avant-garde design: a magnificent open-plan layout with soaring high ceilings, flooded with natural light and defined by the modern character of polished concrete flooring.

Location

📍 37.0258°N, 7.8393°W

· Olhão, Algarve, Portugal

View on KW Flash Algarve - Sotavento →Also on Idealista.pt
Idealista.pt
Olhão / Eastern Algarve

Terraced house in Rua Carlos da Maia, 40, Baixa, Olhão

Inventory
3 Beds
Bathrooms
1 Baths
Built Area
203 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 6.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score72
GradeB+
Brixfox Intelligence
72B+Strong
Score Breakdown
ROI & Yield79%
Capital Growth76%
Risk Profile73%
Market Demand72%

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
+9.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$99K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.0%
$2,854/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
16.7 yr
Rental only

Property details

Year built: 2009
Energy: C
Condition: excellent

Description

REINVENT your investment concept in one of Olhão’s most unique spaces. Spanning 200 sqm of pure sophistication, this property stands out for its avant-garde design: a magnificent open-plan layout with soaring high ceilings, flooded with natural light and defined by the modern character of polished concrete flooring.

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$357/night
50% ($164)Brixfox estimate($357/night)200% ($656)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$34,248
Airbnb data$357/night · 52% occupancy
Rental income
$357/night · 52% occ.
$67,783
Running costs (20%)
Utilities, cleaning, maintenance
-$13,557
Income tax (10%)
Indonesian rental income tax
-$18,979
Property tax
Annual property tax
-$999
Net income
6.0% ROI
$34,248

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$570,652
IMT (transfer tax, investment schedule)$32,424
Imposto de Selo (stamp duty)$4,565
Notary & registration$1,359
Legal / due diligence$8,560
Total acquisition costs$46,908
RenovationMove-in ready
Furnishing & STR launch
3bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$53,043
All-in investment$670,603

Gross yield (asking)

11.9%

True gross yield (all-in)

10.1%

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.

$3.7M$2.8M$1.8M$921K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $525K
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 14: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$639K
+22%
Rental Income
+$167K
Total Position
$806K
+54%
9.0%/yr
Year 10
Capital Value
$777K
+48%
Rental Income
+$361K
Total Position
$1.1M
+117%
8.0%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$847K
Total Position
$2.0M
+280%
6.9%/yr
Year 30
Capital Value
$1.7M
+224%
Rental Income
+$1.5M
Total Position
$3.2M
+510%
6.2%/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
6.0% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Strong
$328 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $328 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 52% — 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

32% occ.
4.9%
$2,352/mo
42% occ.
6.5%
$3,111/mo
52% occ.
8.1%
$3,871/mo
current
62% occ.
9.7%
$4,630/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.