Detached house in Rua de João Francisco, 9, Baixa, Olhão
Detached house in Rua de João Francisco, 9, Baixa, Olhão — image 2Detached house in Rua de João Francisco, 9, Baixa, Olhão — image 3Detached house in Rua de João Francisco, 9, Baixa, Olhão — image 4Detached house in Rua de João Francisco, 9, Baixa, Olhão — image 5
Grade Bvillamid-range

Detached house in Rua de João Francisco, 9, Baixa, Olhão

Olhão · Eastern Algarve ·

€449,000

Asking Price (EUR)

4.6%

True Net Yield (Owner, all-in)

3.2%

True Net Yield (Managed, all-in)

7.1%

True Gross Yield

51%

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: €37,235/yr
Average Daily Rate: €200
-10.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), No pool (-12%)
Payback Period: 15.1 years
5-yr Capital Value: €589,979
10-yr Capital Value: €717,800
Brixfox Score: 64.7 / 100
Comparable Properties: 16
Data Confidence: 92%
Search Radius: 2 km

True Investment Cost

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

€523,182

+16.5% over asking

Asking price€449,000
IMT — Property transfer tax (investment schedule)€23,750
IS — Stamp duty (0.8%)€3,592
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,735
Total acquisition costs€35,327
Renovation (est. €55/m² × 121 m²)
Light touch-ups — paint, fixtures, deep clean.		€6,655
(€3,630–€9,680)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,200
All-in investment (incl. renovation & furnishing)€523,182

Gross yield (asking price)

8.3%

True gross yield (all-in)

7.1%

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: 3
Bathrooms: 2
Building: 121 m²
Style: portuguese-traditional
Condition: good
Year Built: 1997
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

cobblestone streetornate window framesbalconies with wrought iron railingstraditional facade details

Score Breakdown

ROI
17.99
Visual Appeal
10.4
Ownership Security
13
Location
7.8
Land & Space
4.42
Rental Demand
5.11
Payback Speed
3
STR Suitability
3

Description

Discover this delightful 3-bedroom, 2-bathroom ground floor in the heart of Olhão, Faro, priced at €460,000. With a spacious area of 121.26m², this home offers a perfect blend of comfort and convenience, featuring ample natural light and a welcoming atmosphere. The layout includes a cozy living room, a well-equipped k

Location

📍 37.0248°N, 7.8392°W

· Olhão, Algarve, Portugal

View on CENTURY 21 Realty Art VII →Also on Idealista.pt
Idealista.pt
Olhão / Eastern Algarve

Detached house in Rua de João Francisco, 9, Baixa, Olhão

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

Grade B investment — short-term rental yields 5.6% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score65
GradeB
Brixfox Intelligence
65BStrong
Score Breakdown
ROI & Yield72%
Capital Growth68%
Risk Profile67%
Market Demand65%

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
+9.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$84K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.6%
$2,262/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
18.0 yr
Rental only

Property details

Year built: 1997
Energy: D
Condition: good

Description

Discover this delightful 3-bedroom, 2-bathroom ground floor in the heart of Olhão, Faro, priced at €460,000. With a spacious area of 121.26m², this home offers a perfect blend of comfort and convenience, featuring ample natural light and a welcoming atmosphere. The layout includes a cozy living room, a well-equipped k

Income Breakdown

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Customize your projections
Nightly Rate (ADR)
$288/night
50% ($133)Brixfox estimate($288/night)200% ($531)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$27,141
Airbnb data$288/night · 51% occupancy
Rental income
$288/night · 51% occ.
$53,837
Running costs (20%)
Utilities, cleaning, maintenance
-$10,767
Income tax (10%)
Indonesian rental income tax
-$15,074
Property tax
Annual property tax
-$854
Net income
5.6% ROI
$27,141

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$488,043
IMT (transfer tax, investment schedule)$25,815
Imposto de Selo (stamp duty)$3,904
Notary & registration$1,359
Legal / due diligence$7,321
Total acquisition costs$38,399
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$7,234
($3,946–$10,522)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$566,502

Gross yield (asking)

11.0%

True gross yield (all-in)

9.5%

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.

$3.0M$2.3M$1.5M$760K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $449K
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 15: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$546K
+22%
Rental Income
+$133K
Total Position
$679K
+51%
8.6%/yr
Year 10
Capital Value
$665K
+48%
Rental Income
+$286K
Total Position
$951K
+112%
7.8%/yr
Year 20
Capital Value
$984K
+119%
Rental Income
+$671K
Total Position
$1.7M
+269%
6.7%/yr
Year 30
Capital Value
$1.5M
+224%
Rental Income
+$1.2M
Total Position
$2.6M
+489%
6.1%/yr

Location

Olhão

Eastern Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.6% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Strong
$265 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 $265 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 51% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

31% occ.
4.5%
$1,841/mo
41% occ.
6.0%
$2,455/mo
51% occ.
7.5%
$3,069/mo
current
61% occ.
9.1%
$3,683/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.