Detached house in Rua Joaquim Agostinho, Pechão, Olhão
Detached house in Rua Joaquim Agostinho, Pechão, Olhão — image 2Detached house in Rua Joaquim Agostinho, Pechão, Olhão — image 3Detached house in Rua Joaquim Agostinho, Pechão, Olhão — image 4Detached house in Rua Joaquim Agostinho, Pechão, Olhão — image 5
Grade Bvillamid-range

Detached house in Rua Joaquim Agostinho, Pechão, Olhão

Olhão · Eastern Algarve ·

€880,000

Asking Price (EUR)

2.4%

True Net Yield (Owner, all-in)

1.6%

True Net Yield (Managed, all-in)

3.6%

True Gross Yield

50%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.2 months ago and is currently at 10% 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: €36,333/yr
Average Daily Rate: €197
-7.0% vs area baselinePortuguese-traditional style (+5%), No pool (-12%)
Payback Period: 29.4 years
5-yr Capital Value: €1.2M
10-yr Capital Value: €1.4M
Brixfox Score: 58.9 / 100
Comparable Properties: 19
Data Confidence: 89%
Search Radius: 2 km

True Investment Cost

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

€1.0M

+14.1% over asking

Asking price€880,000
IMT — Property transfer tax (investment schedule)€52,800
IS — Stamp duty (0.8%)€7,040
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€13,200
Total acquisition costs€74,290
Renovation (est. €55/m² × 225 m²)
Light touch-ups — paint, fixtures, deep clean.		€12,375
(€6,750–€18,000)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€37,550
All-in investment (incl. renovation & furnishing)€1.0M

Gross yield (asking price)

4.1%

True gross yield (all-in)

3.6%

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: 3
Building: 225 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: C

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

balcony with balustradetiled roof accentsstone-clad fence base

Score Breakdown

ROI
11.84
Visual Appeal
12.2
Ownership Security
13
Location
7.8
Land & Space
6
Rental Demand
5.04
Payback Speed
0
STR Suitability
3

Description

Exclusive Renovated T4 Villa in 2025 with Pool and Barbecue, Olhão Discover your dream retreat in the Algarve. We present a detached T4 villa, located in a quiet urbanization in Olhão. The villa stands out for its outdoor space, ideal for leisure and socializing. Enjoy a private swimming pool and a fully equipped ba

Location

📍 37.0382°N, 7.8504°W

· Olhão, Algarve, Portugal

View on Dreaminglook →Also on Idealista.pt
Idealista.pt
Olhão / Eastern Algarve

Detached house in Rua Joaquim Agostinho, Pechão, Olhão

Inventory
4 Beds
Bathrooms
3 Baths
Built Area
225 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 2.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score59
GradeB
Brixfox Intelligence
59BStrong
Score Breakdown
ROI & Yield65%
Capital Growth62%
Risk Profile61%
Market Demand59%

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
+6.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$165K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.8%
$2,207/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
36.1 yr
Rental only

Property details

Energy: C
Condition: good

Description

Exclusive Renovated T4 Villa in 2025 with Pool and Barbecue, Olhão Discover your dream retreat in the Algarve. We present a detached T4 villa, located in a quiet urbanization in Olhão. The villa stands out for its outdoor space, ideal for leisure and socializing. Enjoy a private swimming pool and a fully equipped ba

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$294/night
50% ($135)Brixfox estimate($294/night)200% ($541)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$26,484
Airbnb data$294/night · 50% occupancy
Rental income
$294/night · 50% occ.
$54,150
Running costs (20%)
Utilities, cleaning, maintenance
-$10,830
Income tax (10%)
Indonesian rental income tax
-$15,162
Property tax
Annual property tax
-$1,674
Net income
2.8% ROI
$26,484

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$956,522
IMT (transfer tax, investment schedule)$57,391
Imposto de Selo (stamp duty)$7,652
Notary & registration$1,359
Legal / due diligence$14,348
Total acquisition costs$80,750
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$13,451
($7,337–$19,565)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$38,641
All-in investment$1,089,364

Gross yield (asking)

5.7%

True gross yield (all-in)

5.0%

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.

$4.6M$3.5M$2.3M$1.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $880K
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 25: 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
$1.1M
+22%
Rental Income
+$129K
Total Position
$1.2M
+36%
6.4%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$279K
Total Position
$1.6M
+80%
6.0%/yr
Year 20
Capital Value
$1.9M
+119%
Rental Income
+$655K
Total Position
$2.6M
+194%
5.5%/yr
Year 30
Capital Value
$2.9M
+224%
Rental Income
+$1.2M
Total Position
$4.0M
+356%
5.2%/yr

Location

Olhão

Eastern Algarve, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.8% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$271 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $271 — 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 2.8% 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%
$1,767/mo
40% occ.
3.0%
$2,393/mo
50% occ.
3.8%
$3,019/mo
current
60% occ.
4.6%
$3,645/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.