T2 flat in Avenida 5 de Outubro, Marina, Olhão
T2 flat in Avenida 5 de Outubro, Marina, Olhão — image 2T2 flat in Avenida 5 de Outubro, Marina, Olhão — image 3T2 flat in Avenida 5 de Outubro, Marina, Olhão — image 4T2 flat in Avenida 5 de Outubro, Marina, Olhão — image 5
Grade Bapartmentluxury

T2 flat in Avenida 5 de Outubro, Marina, Olhão

Olhão · Eastern Algarve ·

€690,000

Asking Price (EUR)

3.3%

True Net Yield (Owner, all-in)

2.3%

True Net Yield (Managed, all-in)

5.1%

True Gross Yield

47%

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: €40,453/yr
Average Daily Rate: €235
+24.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), No pool (-12%), Has view (+10%), Luxury finish (+8%)
Payback Period: 21.3 years
5-yr Capital Value: €906,650
10-yr Capital Value: €1.1M
Brixfox Score: 64 / 100
Comparable Properties: 56
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.

€788,470

+14.3% over asking

Asking price€690,000
IMT — Property transfer tax (investment schedule)€41,400
IS — Stamp duty (0.8%)€5,520
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€10,350
Total acquisition costs€58,520
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€39,950
All-in investment (incl. renovation & furnishing)€788,470

Gross yield (asking price)

5.9%

True gross yield (all-in)

5.1%

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: 3
Building: 92 m²
Style: contemporary
Condition: new-build
Energy Certificate: A
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

expansive glass sliding doorslarge outdoor terrace with marina viewopen-plan living and dining areaminimalist decor with natural textures

Score Breakdown

ROI
15.02
Visual Appeal
15.6
Ownership Security
13
Location
7.8
Land & Space
3.84
Rental Demand
4.72
Payback Speed
1
STR Suitability
3

Description

2 Bedroom, new, with 92 sqm (gross floor area), 3 balconies and 2 parking spaces, at the Del Mar Waterfront development, in Olhão, Algarve. Featuring contemporary finishes, equipped kitchen, large balcony, and a great location. The Del Mar Waterfront is a development that was designed to provide unique memories, every

Location

📍 37.0224°N, 7.8451°W

· Olhão, Algarve, Portugal

View on JLL Residential Portugal →Also on Idealista.pt
Idealista.pt
Olhão / Eastern Algarve

T2 flat in Avenida 5 de Outubro, Marina, Olhão

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

Grade B investment — short-term rental yields 3.9% 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
+7.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$130K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.9%
$2,431/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
25.7 yr
Rental only

Property details

Energy: A
Condition: new-build

Description

2 Bedroom, new, with 92 sqm (gross floor area), 3 balconies and 2 parking spaces, at the Del Mar Waterfront development, in Olhão, Algarve. Featuring contemporary finishes, equipped kitchen, large balcony, and a great location. The Del Mar Waterfront is a development that was designed to provide unique memories, every

Income Breakdown

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Nightly Rate (ADR)
$340/night
50% ($156)Brixfox estimate($340/night)200% ($626)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$29,168
Airbnb data$340/night · 47% occupancy
Rental income
$340/night · 47% occ.
$58,616
Running costs (20%)
Utilities, cleaning, maintenance
-$11,723
Income tax (10%)
Indonesian rental income tax
-$16,413
Property tax
Annual property tax
-$1,312
Net income
3.9% ROI
$29,168

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$750,000
IMT (transfer tax, investment schedule)$45,000
Imposto de Selo (stamp duty)$6,000
Notary & registration$1,359
Legal / due diligence$11,250
Total acquisition costs$63,609
RenovationMove-in ready
Furnishing & STR launch
2bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$43,424
All-in investment$857,033

Gross yield (asking)

7.8%

True gross yield (all-in)

6.8%

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.

$4.0M$3.0M$2.0M$1.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $690K
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 20: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$839K
+22%
Rental Income
+$142K
Total Position
$982K
+42%
7.3%/yr
Year 10
Capital Value
$1.0M
+48%
Rental Income
+$308K
Total Position
$1.3M
+93%
6.8%/yr
Year 20
Capital Value
$1.5M
+119%
Rental Income
+$721K
Total Position
$2.2M
+224%
6.0%/yr
Year 30
Capital Value
$2.2M
+224%
Rental Income
+$1.3M
Total Position
$3.5M
+409%
5.6%/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
Average
3.9% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Strong
$313 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 $313 — 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 3.9% 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

30% occ.
3.3%
$2,064/mo
40% occ.
4.5%
$2,788/mo
47% occ.
5.3%
$3,310/mo
current
57% occ.
6.5%
$4,034/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.