Andar de moradia, Olhão, Nn, Baixa, Olhão
Andar de moradia, Olhão, Nn, Baixa, Olhão — image 2Andar de moradia, Olhão, Nn, Baixa, Olhão — image 3Andar de moradia, Olhão, Nn, Baixa, Olhão — image 4Andar de moradia, Olhão, Nn, Baixa, Olhão — image 5
Grade Bvillabudget

Andar de moradia, Olhão, Nn, Baixa, Olhão

Olhão · Eastern Algarve ·

€375,000

Asking Price (EUR)

2.5%

True Net Yield (Owner, all-in)

1.7%

True Net Yield (Managed, all-in)

3.8%

True Gross Yield

50%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 months ago and is currently at 16% 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: €22,124/yr
Average Daily Rate: €122
-45.0% vs area baselineImage quality 5/10 (-6%), Dated style (-15%), No pool (-12%), Budget finish (-12%)
Payback Period: 21.1 years
5-yr Capital Value: €492,744
10-yr Capital Value: €599,499
Brixfox Score: 57.6 / 100
Comparable Properties: 18
Data Confidence: 95%
Search Radius: 2 km

True Investment Cost

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

€582,155

+55.2% over asking

Asking price€375,000
IMT — Property transfer tax (investment schedule)€17,830
IS — Stamp duty (0.8%)€3,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,625
Total acquisition costs€27,705
Renovation (est. €900/m² × 171 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€153,900
(€119,700–€188,100)
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)€582,155

Gross yield (asking price)

5.9%

True gross yield (all-in)

3.8%

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: 4
Bathrooms: 1
Building: 171 m²
Land: 252 m²
Style: dated
Condition: needs-renovation
Year Built: 1951
Energy Certificate: C

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

ornate chandelierwood paneling

Score Breakdown

ROI
15.08
Visual Appeal
6.8
Ownership Security
13
Location
7.8
Land & Space
6
Rental Demand
4.96
Payback Speed
1
STR Suitability
3

Description

Before we move on to the property's features, please allow us a brief clarification: the location you see for the property is actually an address near the property. Due to data privacy (GDPR), we cannot disclose the exact address of the property. Thank you for your understanding.

Location

📍 37.0248°N, 7.8418°W

· Olhão, Algarve, Portugal

View on TuaCasa Olhão & HolidaysPT →Also on Idealista.pt
Idealista.pt
Olhão / Eastern Algarve

Andar de moradia, Olhão, Nn, Baixa, Olhão

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

Grade B investment — short-term rental yields 3.9% 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
+7.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$70K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.9%
$1,334/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
25.5 yr
Rental only

Property details

Year built: 1951
Energy: C
Condition: needs-renovation

Description

Before we move on to the property's features, please allow us a brief clarification: the location you see for the property is actually an address near the property. Due to data privacy (GDPR), we cannot disclose the exact address of the property. Thank you for your understanding.

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$178/night
50% ($82)Brixfox estimate($178/night)200% ($327)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$16,004
Airbnb data$178/night · 50% occupancy
Rental income
$178/night · 50% occ.
$32,148
Running costs (20%)
Utilities, cleaning, maintenance
-$6,430
Income tax (10%)
Indonesian rental income tax
-$9,001
Property tax
Annual property tax
-$713
Net income
3.9% ROI
$16,004

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$407,609
IMT (transfer tax, investment schedule)$19,380
Imposto de Selo (stamp duty)$3,261
Notary & registration$1,359
Legal / due diligence$6,114
Total acquisition costs$30,114
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$167,283
($130,109–$204,457)
Furnishing & STR launch
4bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$25,598
All-in investment$630,603

Gross yield (asking)

7.9%

True gross yield (all-in)

5.1%

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.

$2.2M$1.7M$1.1M$551K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $375K
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
$456K
+22%
Rental Income
+$78K
Total Position
$534K
+43%
7.3%/yr
Year 10
Capital Value
$555K
+48%
Rental Income
+$169K
Total Position
$724K
+93%
6.8%/yr
Year 20
Capital Value
$822K
+119%
Rental Income
+$396K
Total Position
$1.2M
+225%
6.1%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$700K
Total Position
$1.9M
+411%
5.6%/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
Average
3.9% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Good
$163 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Average
252 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.
3.2%
$1,075/mo
40% occ.
4.3%
$1,453/mo
50% occ.
5.3%
$1,816/mo
current
60% occ.
6.5%
$2,194/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.