Terraced house in Rua da Cerca, 66, Baixa, Olhão
Terraced house in Rua da Cerca, 66, Baixa, Olhão — image 2Terraced house in Rua da Cerca, 66, Baixa, Olhão — image 3Terraced house in Rua da Cerca, 66, Baixa, Olhão — image 4Terraced house in Rua da Cerca, 66, Baixa, Olhão — image 5
Grade C+villabudget

Terraced house in Rua da Cerca, 66, Baixa, Olhão

Olhão · Eastern Algarve ·

€365,000

Asking Price (EUR)

2.6%

True Net Yield (Owner, all-in)

1.8%

True Net Yield (Managed, all-in)

4.1%

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: €21,485/yr
Average Daily Rate: €135
-28.0% vs area baselineImage quality 4/10 (-9%), Portuguese-traditional style (+5%), No pool (-12%), Budget finish (-12%)
Payback Period: 21.2 years
5-yr Capital Value: €479,605
10-yr Capital Value: €583,512
Brixfox Score: 52.2 / 100
Comparable Properties: 58
Data Confidence: 99%
Search Radius: 2 km

True Investment Cost

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

€529,325

+45.0% over asking

Asking price€365,000
IMT — Property transfer tax (investment schedule)€17,030
IS — Stamp duty (0.8%)€2,920
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,475
Total acquisition costs€26,675
Renovation (est. €900/m² × 132 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€118,800
(€92,400–€145,200)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€18,850
All-in investment (incl. renovation & furnishing)€529,325

Gross yield (asking price)

5.9%

True gross yield (all-in)

4.1%

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: 132 m²
Land: 78 m²
Style: portuguese-traditional
Condition: needs-renovation
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

balconyrooftop terrace

Score Breakdown

ROI
15.02
Visual Appeal
6
Ownership Security
13
Location
7.8
Land & Space
2.04
Rental Demand
4.37
Payback Speed
1
STR Suitability
3

Description

Nestled in the heart of a rapidly evolving neighbourhood, this character-rich townhouse offers a rare opportunity to both restore its traditional architectural essence and reimagine it for contemporary living, or take on a more extensive redevelopment project. Spread across 2 spacious floors, the property retains orig

Location

📍 37.0272°N, 7.8424°W

· Olhão, Algarve, Portugal

View on Almeida Morgan Real Estate →Also on Idealista.pt
Idealista.pt
Olhão / Eastern Algarve

Terraced house in Rua da Cerca, 66, Baixa, Olhão

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

Grade C+ investment — short-term rental yields 3.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score52
GradeC+
Brixfox Intelligence
52C+Moderate
Score Breakdown
ROI & Yield57%
Capital Growth55%
Risk Profile54%
Market Demand52%

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%
+$69K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.9%
$1,288/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: D
Condition: needs-renovation

Description

Nestled in the heart of a rapidly evolving neighbourhood, this character-rich townhouse offers a rare opportunity to both restore its traditional architectural essence and reimagine it for contemporary living, or take on a more extensive redevelopment project. Spread across 2 spacious floors, the property retains orig

Income Breakdown

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Nightly Rate (ADR)
$194/night
50% ($89)Brixfox estimate($194/night)200% ($358)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$15,453
Airbnb data$194/night · 44% occupancy
Rental income
$194/night · 44% occ.
$31,053
Running costs (20%)
Utilities, cleaning, maintenance
-$6,211
Income tax (10%)
Indonesian rental income tax
-$8,695
Property tax
Annual property tax
-$694
Net income
3.9% ROI
$15,453

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$396,739
IMT (transfer tax, investment schedule)$18,511
Imposto de Selo (stamp duty)$3,174
Notary & registration$1,359
Legal / due diligence$5,951
Total acquisition costs$28,995
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$129,130
($100,435–$157,826)
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$18,315
All-in investment$573,179

Gross yield (asking)

7.8%

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.

$2.1M$1.6M$1.1M$535K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $365K
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
$444K
+22%
Rental Income
+$75K
Total Position
$520K
+42%
7.3%/yr
Year 10
Capital Value
$540K
+48%
Rental Income
+$163K
Total Position
$703K
+93%
6.8%/yr
Year 20
Capital Value
$800K
+119%
Rental Income
+$382K
Total Position
$1.2M
+224%
6.1%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$676K
Total Position
$1.9M
+410%
5.6%/yr

Location

Olhão

Eastern Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.9% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Good
$179 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Weak
78 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 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.
3.6%
$1,184/mo
40% occ.
4.8%
$1,598/mo
44% occ.
5.3%
$1,754/mo
current
54% occ.
6.6%
$2,168/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.