Detached house in Rua Belmonte de Cima, Pechão, Olhão
Detached house in Rua Belmonte de Cima, Pechão, Olhão — image 2Detached house in Rua Belmonte de Cima, Pechão, Olhão — image 3Detached house in Rua Belmonte de Cima, Pechão, Olhão — image 4Detached house in Rua Belmonte de Cima, Pechão, Olhão — image 5
Grade Avillamid-range

Detached house in Rua Belmonte de Cima, Pechão, Olhão

Olhão · Eastern Algarve ·

€899,000

Asking Price (EUR)

Limited comps — indicative only

Revenue projections are based on limited comparable data (2 comps, 54% confidence).

12.2%

True Net Yield (Owner, all-in)

8.5%

True Net Yield (Managed, all-in)

18.8%

True Gross Yield

46%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.5 months ago and is currently at 13% 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: €196,317/yr
Average Daily Rate: €1170
+12.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 5.6 years
5-yr Capital Value: €1.2M
10-yr Capital Value: €1.4M
Brixfox Score: 81.8 / 100
Comparable Properties: 2
Data Confidence: 54%
Search Radius: 10 km

True Investment Cost

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

€1.0M

+16.0% over asking

Asking price€899,000
IMT — Property transfer tax (investment schedule)€53,940
IS — Stamp duty (0.8%)€7,192
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€13,485
Total acquisition costs€75,867
Renovation (est. €55/m² × 219 m²)
Light touch-ups — paint, fixtures, deep clean.		€12,045
(€6,570–€17,520)
Furnishing & STR launch (7bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€56,100
All-in investment (incl. renovation & furnishing)€1.0M

Gross yield (asking price)

21.8%

True gross yield (all-in)

18.8%

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: 7
Bathrooms: 4
Building: 219 m²
Land: 11800 m²
Style: portuguese-traditional
Condition: good
Year Built: 1989
Energy Certificate: E
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large plot of landmultiple buildingsrural setting

Score Breakdown

ROI
25
Visual Appeal
11.4
Ownership Security
13
Location
7.8
Land & Space
12
Rental Demand
4.6
Payback Speed
5
STR Suitability
3

Description

Located just seven minutes from the center of Olhão and 17 minutes from Faro airport, located in the countryside in a quiet area in the midst of nature. The farm consists of three traditional-style single storey villas, a three-bedroom detached house and two two-bedroom townhouses, set on a very private plot of 11,800

Location

📍 37.0459°N, 7.8609°W

· Olhão, Algarve, Portugal

View on Sotheby's Realty Vilamoura →Also on Idealista.pt
Idealista.pt
Olhão / Eastern Algarve

Detached house in Rua Belmonte de Cima, Pechão, Olhão

Inventory
7 Beds
Bathrooms
4 Baths
Built Area
219 m²
Land Plot
11800 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 15.2% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score82
GradeA
Brixfox Intelligence
82AExcellent
Score Breakdown
ROI & Yield90%
Capital Growth86%
Risk Profile83%
Market Demand82%

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.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+19.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$169K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
15.2%
$12,381/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
6.6 yr
Rental only

Property details

Year built: 1989
Energy: E
Condition: good

Description

Located just seven minutes from the center of Olhão and 17 minutes from Faro airport, located in the countryside in a quiet area in the midst of nature. The farm consists of three traditional-style single storey villas, a three-bedroom detached house and two two-bedroom townhouses, set on a very private plot of 11,800

Income Breakdown

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Nightly Rate (ADR)
$1,722/night
50% ($792)Brixfox estimate($1,722/night)200% ($3169)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$148,571
Airbnb data$1,722/night · 46% occupancy
Rental income
$1,722/night · 46% occ.
$289,002
Running costs (20%)
Utilities, cleaning, maintenance
-$57,800
Income tax (10%)
Indonesian rental income tax
-$80,921
Property tax
Annual property tax
-$1,710
Net income
15.2% ROI
$148,571

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$977,174
IMT (transfer tax, investment schedule)$58,630
Imposto de Selo (stamp duty)$7,817
Notary & registration$1,359
Legal / due diligence$14,658
Total acquisition costs$82,464
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$13,092
($7,141–$19,043)
Furnishing & STR launch
7bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$58,804
All-in investment$1,131,535

Gross yield (asking)

29.6%

True gross yield (all-in)

25.5%

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.

$10.8M$8.1M$5.4M$2.7M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $899K
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 7: rental income alone has repaid the full purchase price.
2x return
Year 5: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.1M
+22%
Rental Income
+$726K
Total Position
$1.8M
+102%
15.1%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$1.6M
Total Position
$2.9M
+222%
12.4%/yr
Year 20
Capital Value
$2.0M
+119%
Rental Income
+$3.7M
Total Position
$5.6M
+528%
9.6%/yr
Year 30
Capital Value
$2.9M
+224%
Rental Income
+$6.5M
Total Position
$9.4M
+948%
8.1%/yr

Location

Olhão

Eastern Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
15.2% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$1585 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Strong
11800 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 15.2% — outperforms most villas in this market
Premium nightly rate of $1585 — positioned in the top tier
Generous 11800 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 46% — factor in seasonal gaps

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
13.3%
$10,859/mo
40% occ.
17.8%
$14,527/mo
46% occ.
20.5%
$16,716/mo
current
56% occ.
25.0%
$20,383/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.