T4 flat in Baixa, Olhão
T4 flat in Baixa, Olhão — image 2T4 flat in Baixa, Olhão — image 3T4 flat in Baixa, Olhão — image 4T4 flat in Baixa, Olhão — image 5
Grade Bapartmentluxury

T4 flat in Baixa, Olhão

Olhão · Eastern Algarve ·

€1.3M

Asking Price (EUR)

2.6%

True Net Yield (Owner, all-in)

1.8%

True Net Yield (Managed, all-in)

4.0%

True Gross Yield

53%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €57,748/yr
Average Daily Rate: €300
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 26.7 years
5-yr Capital Value: €1.6M
10-yr Capital Value: €2.0M
Brixfox Score: 64.2 / 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.

€1.4M

+14.7% over asking

Asking price€1.3M
IMT — Property transfer tax (investment schedule)€93,750
IS — Stamp duty (0.8%)€10,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€18,750
Total acquisition costs€123,750
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€60,150
All-in investment (incl. renovation & furnishing)€1.4M

Gross yield (asking price)

4.6%

True gross yield (all-in)

4.0%

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: 5
Building: 320 m²
Style: contemporary
Condition: new-build
Year Built: 2022
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity-edge poolpanoramic sea viewmodern sun loungersglass railing

Score Breakdown

ROI
13.54
Visual Appeal
15.6
Ownership Security
13
Location
7.8
Land & Space
6
Rental Demand
5.27
Payback Speed
0
STR Suitability
3

Description

4-bedroom apartment located in one of the most prestigious areas of Olhão! Situated on the front line of the Ria Formosa, this recently built apartment stands out for its brightness, spaciousness, and privileged connection to the outdoors, benefiting from exceptional sun exposure throughout the day. The social area i

Location

📍 37.0227°N, 7.8394°W

· Olhão, Algarve, Portugal

View on Sortami - Mediação Imobiliária, Lda. →Also on Idealista.pt
Idealista.pt
Olhão / Eastern Algarve

T4 flat in Baixa, Olhão

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

Grade B investment — short-term rental yields 3.1% 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
+6.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$235K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.1%
$3,468/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
32.6 yr
Rental only

Property details

Year built: 2022
Energy: A
Condition: new-build

Description

4-bedroom apartment located in one of the most prestigious areas of Olhão! Situated on the front line of the Ria Formosa, this recently built apartment stands out for its brightness, spaciousness, and privileged connection to the outdoors, benefiting from exceptional sun exposure throughout the day. The social area i

Income Breakdown

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Nightly Rate (ADR)
$440/night
50% ($202)Brixfox estimate($440/night)200% ($809)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Yearly income
$41,622
Airbnb data$440/night · 53% occupancy
Rental income
$440/night · 53% occ.
$84,614
Running costs (20%)
Utilities, cleaning, maintenance
-$16,923
Income tax (10%)
Indonesian rental income tax
-$23,692
Property tax
Annual property tax
-$2,378
Net income
3.1% ROI
$41,622

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$1,358,696
IMT (transfer tax, investment schedule)$101,902
Imposto de Selo (stamp duty)$10,870
Notary & registration$1,359
Legal / due diligence$20,380
Total acquisition costs$134,511
RenovationMove-in ready
Furnishing & STR launch
4bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$65,380
All-in investment$1,558,587

Gross yield (asking)

6.2%

True gross yield (all-in)

5.4%

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.

$6.8M$5.1M$3.4M$1.7M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.3M
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 24: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.5M
+22%
Rental Income
+$203K
Total Position
$1.7M
+38%
6.6%/yr
Year 10
Capital Value
$1.9M
+48%
Rental Income
+$439K
Total Position
$2.3M
+83%
6.2%/yr
Year 20
Capital Value
$2.7M
+119%
Rental Income
+$1.0M
Total Position
$3.8M
+201%
5.7%/yr
Year 30
Capital Value
$4.1M
+224%
Rental Income
+$1.8M
Total Position
$5.9M
+370%
5.3%/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
Average
3.1% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$405 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 $405 — 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
Yield of 3.1% is near the market average — model your cashflow carefully

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

33% occ.
2.5%
$2,864/mo
43% occ.
3.4%
$3,801/mo
53% occ.
4.2%
$4,737/mo
current
63% occ.
5.0%
$5,674/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.