T2 flat in Avenida Avenue 5 de Outubro, 36, Baixa, Olhão
T2 flat in Avenida Avenue 5 de Outubro, 36, Baixa, Olhão — image 2T2 flat in Avenida Avenue 5 de Outubro, 36, Baixa, Olhão — image 3T2 flat in Avenida Avenue 5 de Outubro, 36, Baixa, Olhão — image 4T2 flat in Avenida Avenue 5 de Outubro, 36, Baixa, Olhão — image 5
Grade Bapartmentmid-range

T2 flat in Avenida Avenue 5 de Outubro, 36, Baixa, Olhão

Olhão · Eastern Algarve ·

€720,000

Asking Price (EUR)

1.8%

True Net Yield (Owner, all-in)

1.3%

True Net Yield (Managed, all-in)

2.8%

True Gross Yield

45%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.3 months ago and is currently at 11% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.73, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €27,141/yr
Average Daily Rate: €165
-10.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), No pool (-12%)
Payback Period: 32.3 years
5-yr Capital Value: €946,069
10-yr Capital Value: €1.2M
Brixfox Score: 57.4 / 100
Comparable Properties: 58
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.

€973,260

+35.2% over asking

Asking price€720,000
IMT — Property transfer tax (investment schedule)€43,200
IS — Stamp duty (0.8%)€5,760
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€10,800
Total acquisition costs€61,010
Renovation (est. €900/m² × 186 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€167,400
(€130,200–€204,600)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€24,850
All-in investment (incl. renovation & furnishing)€973,260

Gross yield (asking price)

3.8%

True gross yield (all-in)

2.8%

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: 2
Bathrooms: 2
Building: 186 m²
Style: portuguese-traditional
Condition: needs-renovation
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

azulejo tilesornate iron balconybalustrade rooftop

Score Breakdown

ROI
11.4
Visual Appeal
12
Ownership Security
13
Location
7.8
Land & Space
5.72
Rental Demand
4.52
Payback Speed
0
STR Suitability
3

Description

*EXCLUSIVE* Beautifully refurbished apartment with sea views overlooking the marina and right beside the Olhão market. A very rare property in the heart of downtown Olhão. - Prime Location - South Facing - Sea Views - 2 Bedroom (1 En-Suite) - 1 Guest Bathroom - Private Terrace with Jacuzzi - Air-Conditioning On t

Location

📍 37.0241°N, 7.8398°W

· Olhão, Algarve, Portugal

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

T2 flat in Avenida Avenue 5 de Outubro, 36, Baixa, Olhão

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

Grade B investment — short-term rental yields 2.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score57
GradeB
Brixfox Intelligence
57BStrong
Score Breakdown
ROI & Yield63%
Capital Growth60%
Risk Profile59%
Market Demand57%

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
+6.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$135K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.5%
$1,630/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
14 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
40.0 yr
Rental only

Property details

Energy: D
Condition: needs-renovation

Description

*EXCLUSIVE* Beautifully refurbished apartment with sea views overlooking the marina and right beside the Olhão market. A very rare property in the heart of downtown Olhão. - Prime Location - South Facing - Sea Views - 2 Bedroom (1 En-Suite) - 1 Guest Bathroom - Private Terrace with Jacuzzi - Air-Conditioning On t

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$244/night
50% ($112)Brixfox estimate($244/night)200% ($449)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$19,563
Airbnb data$244/night · 45% occupancy
Rental income
$244/night · 45% occ.
$40,254
Running costs (20%)
Utilities, cleaning, maintenance
-$8,051
Income tax (10%)
Indonesian rental income tax
-$11,271
Property tax
Annual property tax
-$1,370
Net income
2.5% ROI
$19,563

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$782,609
IMT (transfer tax, investment schedule)$46,957
Imposto de Selo (stamp duty)$6,261
Notary & registration$1,359
Legal / due diligence$11,739
Total acquisition costs$66,315
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$181,957
($141,522–$222,391)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$1,057,891

Gross yield (asking)

5.1%

True gross yield (all-in)

3.8%

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.

$3.7M$2.8M$1.8M$918K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $720K
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 27: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$876K
+22%
Rental Income
+$96K
Total Position
$972K
+35%
6.2%/yr
Year 10
Capital Value
$1.1M
+48%
Rental Income
+$206K
Total Position
$1.3M
+77%
5.9%/yr
Year 20
Capital Value
$1.6M
+119%
Rental Income
+$484K
Total Position
$2.1M
+186%
5.4%/yr
Year 30
Capital Value
$2.3M
+224%
Rental Income
+$856K
Total Position
$3.2M
+343%
5.1%/yr

Location

Olhão

Eastern Algarve, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.5% annual return
Occupancy
Average
45% average occupancy
Nightly Rate
Strong
$225 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $225 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.5% is below 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.
2.2%
$1,445/mo
40% occ.
3.0%
$1,965/mo
45% occ.
3.4%
$2,234/mo
current
55% occ.
4.2%
$2,754/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.