Semi-detached house in Rua de São José, Baixa, Olhão
Semi-detached house in Rua de São José, Baixa, Olhão — image 2Semi-detached house in Rua de São José, Baixa, Olhão — image 3Semi-detached house in Rua de São José, Baixa, Olhão — image 4Semi-detached house in Rua de São José, Baixa, Olhão — image 5
Grade Bvillabudget

Semi-detached house in Rua de São José, Baixa, Olhão

Olhão · Eastern Algarve ·

€399,000

Asking Price (EUR)

3.4%

True Net Yield (Owner, all-in)

2.4%

True Net Yield (Managed, all-in)

5.2%

True Gross Yield

50%

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: €32,110/yr
Average Daily Rate: €175
-22.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), No pool (-12%), Budget finish (-12%)
Payback Period: 16.5 years
5-yr Capital Value: €558,444
10-yr Capital Value: €679,432
Brixfox Score: 63.8 / 100
Comparable Properties: 18
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.

€612,227

+53.4% over asking

Asking price€399,000
IMT — Property transfer tax (investment schedule)€19,750
IS — Stamp duty (0.8%)€3,192
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,985
Total acquisition costs€30,177
Renovation (est. €900/m² × 175 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€157,500
(€122,500–€192,500)
Furnishing & STR launch (4bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€25,550
All-in investment (incl. renovation & furnishing)€612,227

Gross yield (asking price)

8.1%

True gross yield (all-in)

5.2%

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: 4
Bathrooms: 1
Building: 175 m²
Style: portuguese-traditional
Condition: needs-renovation
Energy Certificate: E

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional portuguese azulejo tilesornate wooden double doorcobblestone street

Score Breakdown

ROI
17.09
Visual Appeal
10.4
Ownership Security
13
Location
7.8
Land & Space
5.5
Rental Demand
5.04
Payback Speed
2
STR Suitability
3

Description

Charm and stunning view in the heart of Olhão's downtown In the heart of Olhão's historic and pedestrianized area, discover this charming 178m2 house. It offers the exceptional charm of Olhão houses, with its high ceilings and generous volumes. Its strong point: a magnificent rooftop terrace with a panoramic view ov

Location

📍 37.0260°N, 7.8410°W

· Olhão, Algarve, Portugal

View on Algarve Exclusif →Also on Idealista.pt
Idealista.pt
Olhão / Eastern Algarve

Semi-detached house in Rua de São José, Baixa, Olhão

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

Grade B investment — short-term rental yields 5.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score64
GradeB
Brixfox Intelligence
64BStrong
Score Breakdown
ROI & Yield70%
Capital Growth67%
Risk Profile66%
Market Demand64%

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
+9.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$75K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.4%
$1,947/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
18.6 yr
Rental only

Property details

Energy: E
Condition: needs-renovation

Description

Charm and stunning view in the heart of Olhão's downtown In the heart of Olhão's historic and pedestrianized area, discover this charming 178m2 house. It offers the exceptional charm of Olhão houses, with its high ceilings and generous volumes. Its strong point: a magnificent rooftop terrace with a panoramic view ov

Income Breakdown

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Nightly Rate (ADR)
$252/night
50% ($116)Brixfox estimate($252/night)200% ($465)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$23,368
Airbnb data$252/night · 50% occupancy
Rental income
$252/night · 50% occ.
$46,398
Running costs (20%)
Utilities, cleaning, maintenance
-$9,280
Income tax (10%)
Indonesian rental income tax
-$12,991
Property tax
Annual property tax
-$759
Net income
5.4% ROI
$23,368

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$433,696
IMT (transfer tax, investment schedule)$21,467
Imposto de Selo (stamp duty)$3,470
Notary & registration$1,359
Legal / due diligence$6,505
Total acquisition costs$32,801
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$171,196
($133,152–$209,239)
Furnishing & STR launch
4bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$25,598
All-in investment$663,290

Gross yield (asking)

10.7%

True gross yield (all-in)

7.0%

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.

$2.7M$2.0M$1.3M$666K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $399K
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 15: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$485K
+22%
Rental Income
+$114K
Total Position
$600K
+50%
8.5%/yr
Year 10
Capital Value
$591K
+48%
Rental Income
+$246K
Total Position
$837K
+110%
7.7%/yr
Year 20
Capital Value
$874K
+119%
Rental Income
+$578K
Total Position
$1.5M
+264%
6.7%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$1.0M
Total Position
$2.3M
+481%
6.0%/yr

Location

Olhão

Eastern Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.4% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$232 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $232 — 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 50% — 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.
4.3%
$1,568/mo
40% occ.
5.8%
$2,106/mo
50% occ.
7.3%
$2,643/mo
current
60% occ.
8.8%
$3,181/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.