T3 flat in Rua Cerca do Júdice, Estádio, Olhão
T3 flat in Rua Cerca do Júdice, Estádio, Olhão — image 2T3 flat in Rua Cerca do Júdice, Estádio, Olhão — image 3T3 flat in Rua Cerca do Júdice, Estádio, Olhão — image 4T3 flat in Rua Cerca do Júdice, Estádio, Olhão — image 5
apartmentmid-range

T3 flat in Rua Cerca do Júdice, Estádio, Olhão

Olhão · Eastern Algarve ·

€420,000

Asking Price (EUR)

Limited comps — indicative only

Revenue projections are based on limited comparable data (0 comps, low confidence).

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.

True Investment Cost

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

€482,540

+14.9% over asking

Asking price€420,000
IMT — Property transfer tax (investment schedule)€21,430
IS — Stamp duty (0.8%)€3,360
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,300
Total acquisition costs€32,340
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€30,200
All-in investment (incl. renovation & furnishing)€482,540

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: 2
Building: 108 m²
Style: contemporary
Condition: excellent
Energy Certificate: In process

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

modern pendant light fixturewooden slat partitionglass dining table

Description

Come and see this fantastic T3 apartment, completely renovated, located in the heart of Olhão. The property is on the 1st floor of a building with an elevator and has never been used after the renovations, presenting itself as new. The apartment has three bedrooms, one of which is en suite, as well as two modern bath

Location

📍 37.0296°N, 7.8455°W

· Olhão, Algarve, Portugal

View on UNU ATITUDE →Also on Idealista.pt
Idealista.pt
Olhão / Eastern Algarve

T3 flat in Rua Cerca do Júdice, Estádio, Olhão

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

Grade C — 4%/yr capital appreciation in Olhão.

Go to Source via Idealista.pt

The Investment

Brixfox Score0
Grade—
Brixfox Intelligence
0—Weak
Score Breakdown
ROI & Yield0%
Capital Growth0%
Risk Profile5%
Market Demand0%

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
+3.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$79K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
-0.2%
$-67/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
30+ yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
—
Rental only

Property details

Energy: In process
Condition: excellent

Description

Come and see this fantastic T3 apartment, completely renovated, located in the heart of Olhão. The property is on the 1st floor of a building with an elevator and has never been used after the renovations, presenting itself as new. The apartment has three bedrooms, one of which is en suite, as well as two modern bath

Income Breakdown

Short-Term Rental

No STR data available for this property

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$456,522
IMT (transfer tax, investment schedule)$23,293
Imposto de Selo (stamp duty)$3,652
Notary & registration$1,359
Legal / due diligence$6,848
Total acquisition costs$35,152
RenovationMove-in ready
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$524,500

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.

$1.5M$1.1M$736K$368K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Today: $420K
Capital appreciation
Property value growing at +4%/yr based on Olhão market trends.
Year 5
Capital Value
$511K
+22%
Year 10
Capital Value
$622K
+48%
Year 20
Capital Value
$920K
+119%
Year 30
Capital Value
$1.4M
+224%

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
Weak
-0.2% annual return
Occupancy
Weak
0% average occupancy
Nightly Rate
Weak
$0 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of -0.2% is below the market average — model your cashflow carefully

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

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.