T2 flat in Beco do Murta, Baixa, Olhão
T2 flat in Beco do Murta, Baixa, Olhão — image 2T2 flat in Beco do Murta, Baixa, Olhão — image 3T2 flat in Beco do Murta, Baixa, Olhão — image 4T2 flat in Beco do Murta, Baixa, Olhão — image 5
Grade Bapartmentbudget

T2 flat in Beco do Murta, Baixa, Olhão

Olhão · Eastern Algarve ·

€257,000

Asking Price (EUR)

3.3%

True Net Yield (Owner, all-in)

2.3%

True Net Yield (Managed, all-in)

5.1%

True Gross Yield

44%

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: €16,465/yr
Average Daily Rate: €102
-45.0% vs area baselineImage quality 5/10 (-6%), Dated style (-15%), No pool (-12%), Budget finish (-12%)
Payback Period: 19.5 years
5-yr Capital Value: €337,694
10-yr Capital Value: €410,857
Brixfox Score: 56.4 / 100
Comparable Properties: 58
Data Confidence: 97%
Search Radius: 2 km

True Investment Cost

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

€320,448

+24.7% over asking

Asking price€257,000
IMT — Property transfer tax (investment schedule)€8,987
IS — Stamp duty (0.8%)€2,056
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,855
Total acquisition costs€16,148
Renovation (est. €350/m² × 87 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€30,450
(€21,750–€39,150)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€16,850
All-in investment (incl. renovation & furnishing)€320,448

Gross yield (asking price)

6.4%

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: 1
Building: 87 m²
Style: dated
Condition: fair
Year Built: 1987
Energy Certificate: C

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
15.67
Visual Appeal
6.8
Ownership Security
13
Location
7.8
Land & Space
3.74
Rental Demand
4.44
Payback Speed
2
STR Suitability
3

Description

PROPERTY LEASED UNTIL MAY 2026 T2 apartment with a total area of 87 m2, located in Olhão. The location benefits from its proximity to the EN125 and the A22 (Via do Infante), ensuring quick connections to Faro, the airport, and the entire Algarve region. Nearby, you will find the train and bus station, the emblematic Ol

Location

📍 37.0300°N, 7.8384°W

· Olhão, Algarve, Portugal

View on agency site →Also on Idealista.pt
Idealista.pt
Olhão / Eastern Algarve

T2 flat in Beco do Murta, Baixa, Olhão

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

Grade B investment — short-term rental yields 4.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score56
GradeB
Brixfox Intelligence
56BStrong
Score Breakdown
ROI & Yield62%
Capital Growth59%
Risk Profile58%
Market Demand56%

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
+8.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$48K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.3%
$991/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
23.5 yr
Rental only

Property details

Year built: 1987
Energy: C
Condition: fair

Description

PROPERTY LEASED UNTIL MAY 2026 T2 apartment with a total area of 87 m2, located in Olhão. The location benefits from its proximity to the EN125 and the A22 (Via do Infante), ensuring quick connections to Faro, the airport, and the entire Algarve region. Nearby, you will find the train and bus station, the emblematic Ol

Income Breakdown

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Nightly Rate (ADR)
$147/night
50% ($68)Brixfox estimate($147/night)200% ($270)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$11,888
Airbnb data$147/night · 44% occupancy
Rental income
$147/night · 44% occ.
$23,802
Running costs (20%)
Utilities, cleaning, maintenance
-$4,760
Income tax (10%)
Indonesian rental income tax
-$6,665
Property tax
Annual property tax
-$489
Net income
4.3% ROI
$11,888

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$279,348
IMT (transfer tax, investment schedule)$9,768
Imposto de Selo (stamp duty)$2,235
Notary & registration$1,359
Legal / due diligence$4,190
Total acquisition costs$17,552
Renovation (~$380/m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		$33,098
($23,641–$42,554)
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$18,315
All-in investment$348,313

Gross yield (asking)

8.5%

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.

$1.6M$1.2M$778K$389K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $257K
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 19: 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
$313K
+22%
Rental Income
+$58K
Total Position
$371K
+44%
7.6%/yr
Year 10
Capital Value
$380K
+48%
Rental Income
+$125K
Total Position
$506K
+97%
7.0%/yr
Year 20
Capital Value
$563K
+119%
Rental Income
+$294K
Total Position
$857K
+233%
6.2%/yr
Year 30
Capital Value
$834K
+224%
Rental Income
+$520K
Total Position
$1.4M
+427%
5.7%/yr

Location

Olhão

Eastern Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.3% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Good
$135 per night
Visual Appeal
Weak
3/10 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 4.3% 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.
3.9%
$898/mo
40% occ.
5.2%
$1,210/mo
44% occ.
5.8%
$1,348/mo
current
54% occ.
7.1%
$1,661/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.