House in Rua 25 de Abril, Pechão, Olhão
House in Rua 25 de Abril, Pechão, Olhão — image 2House in Rua 25 de Abril, Pechão, Olhão — image 3House in Rua 25 de Abril, Pechão, Olhão — image 4House in Rua 25 de Abril, Pechão, Olhão — image 5
Grade Bvillabudget

House in Rua 25 de Abril, Pechão, Olhão

Olhão · Eastern Algarve ·

€220,000

Asking Price (EUR)

2.0%

True Net Yield (Owner, all-in)

1.4%

True Net Yield (Managed, all-in)

3.1%

True Gross Yield

26%

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: €13,726/yr
Average Daily Rate: €144
-34.0% vs area baselineImage quality 2/10 (-15%), Portuguese-traditional style (+5%), No pool (-12%), Budget finish (-12%)
Payback Period: 19.7 years
5-yr Capital Value: €289,077
10-yr Capital Value: €351,706
Brixfox Score: 58.2 / 100
Comparable Properties: 5
Data Confidence: 57%
Search Radius: 4 km

True Investment Cost

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

€436,457

+98.4% over asking

Asking price€220,000
IMT — Property transfer tax (investment schedule)€6,397
IS — Stamp duty (0.8%)€1,760
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,300
Total acquisition costs€12,707
Renovation (est. €900/m² × 198 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€178,200
(€138,600–€217,800)
Furnishing & STR launch (4bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€25,550
All-in investment (incl. renovation & furnishing)€436,457

Gross yield (asking price)

6.2%

True gross yield (all-in)

3.1%

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: 4
Bathrooms: 1
Building: 198 m²
Land: 1294 m²
Style: portuguese-traditional
Condition: needs-renovation
Energy Certificate: Exempt

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
15.61
Visual Appeal
2.2
Ownership Security
13
Location
7.8
Land & Space
12
Rental Demand
2.61
Payback Speed
2
STR Suitability
3

Description

Urban property consisting of several houses to be rebuilt with a total area of 198m2 on a plot of 1,294m2. Located in Pechão, 100m from Café Arrunhadinho. Excellent property for private housing, as well as for investment, as it has enormous potential for appreciation. Area close to everything, with great access and eno

Location

📍 37.0570°N, 7.8707°W

· Olhão, Algarve, Portugal

View on KW Flash Algarve - Sotavento →Also on Idealista.pt
Idealista.pt
Olhão / Eastern Algarve

House in Rua 25 de Abril, Pechão, Olhão

Inventory
4 Beds
Bathrooms
1 Baths
Built Area
198 m²
Land Plot
1294 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 4.2% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score58
GradeB
Brixfox Intelligence
58BStrong
Score Breakdown
ROI & Yield64%
Capital Growth61%
Risk Profile60%
Market Demand58%

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%
+$41K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.2%
$841/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
23.7 yr
Rental only

Property details

Energy: Exempt
Condition: needs-renovation

Description

Urban property consisting of several houses to be rebuilt with a total area of 198m2 on a plot of 1,294m2. Located in Pechão, 100m from Café Arrunhadinho. Excellent property for private housing, as well as for investment, as it has enormous potential for appreciation. Area close to everything, with great access and eno

Income Breakdown

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Nightly Rate (ADR)
$212/night
50% ($97)Brixfox estimate($212/night)200% ($390)
Occupancy
26%
10%Brixfox estimate(26%)100%

Short-Term Rental

Yearly income
$10,091
Airbnb data$212/night · 26% occupancy
Rental income
$212/night · 26% occ.
$20,210
Running costs (20%)
Utilities, cleaning, maintenance
-$4,042
Income tax (10%)
Indonesian rental income tax
-$5,659
Property tax
Annual property tax
-$418
Net income
4.2% ROI
$10,091

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$239,130
IMT (transfer tax, investment schedule)$6,953
Imposto de Selo (stamp duty)$1,913
Notary & registration$1,359
Legal / due diligence$3,587
Total acquisition costs$13,812
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$193,696
($150,652–$236,739)
Furnishing & STR launch
4bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$25,598
All-in investment$472,236

Gross yield (asking)

8.5%

True gross yield (all-in)

4.3%

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.

$1.3M$996K$664K$332K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $220K
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
$268K
+22%
Rental Income
+$49K
Total Position
$317K
+44%
7.6%/yr
Year 10
Capital Value
$326K
+48%
Rental Income
+$106K
Total Position
$432K
+96%
7.0%/yr
Year 20
Capital Value
$482K
+119%
Rental Income
+$249K
Total Position
$731K
+232%
6.2%/yr
Year 30
Capital Value
$714K
+224%
Rental Income
+$442K
Total Position
$1.2M
+425%
5.7%/yr

Location

Olhão

Eastern Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.2% annual return
Occupancy
Weak
26% average occupancy
Nightly Rate
Good
$195 per night
Visual Appeal
Weak
1/10 instagrammability
Size & Space
Strong
1294 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Generous 1294 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.2% 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.
6.6%
$1,318/mo
40% occ.
8.9%
$1,769/mo
26% occ.
5.7%
$1,144/mo
current
36% occ.
8.0%
$1,595/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.