T2 flat in Largo da Feira, 6, Marina, Olhão
T2 flat in Largo da Feira, 6, Marina, Olhão — image 2T2 flat in Largo da Feira, 6, Marina, Olhão — image 3T2 flat in Largo da Feira, 6, Marina, Olhão — image 4T2 flat in Largo da Feira, 6, Marina, Olhão — image 5
Grade Bapartmentluxury

T2 flat in Largo da Feira, 6, Marina, Olhão

Olhão · Eastern Algarve ·

€1.4M

Asking Price (EUR)

1.6%

True Net Yield (Owner, all-in)

1.1%

True Net Yield (Managed, all-in)

2.4%

True Gross Yield

47%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 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: €36,934/yr
Average Daily Rate: €214
+14.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), No pool (-12%), Luxury finish (+8%)
Payback Period: 45.9 years
5-yr Capital Value: €1.8M
10-yr Capital Value: €2.2M
Brixfox Score: 58.8 / 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.

€1.5M

+12.8% over asking

Asking price€1.4M
IMT — Property transfer tax (investment schedule)€102,000
IS — Stamp duty (0.8%)€10,880
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€20,400
Total acquisition costs€134,530
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€39,950
All-in investment (incl. renovation & furnishing)€1.5M

Gross yield (asking price)

2.7%

True gross yield (all-in)

2.4%

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: 157 m²
Style: modern
Condition: new-build
Energy Certificate: A

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

marble kitchen islandintegrated kitchen appliancesminimalist design

Score Breakdown

ROI
10.11
Visual Appeal
15
Ownership Security
13
Location
7.8
Land & Space
5.14
Rental Demand
4.72
Payback Speed
0
STR Suitability
3

Description

New exclusive luxury development, on the first line in front of the Olhão Marina, in the Algarve Sotavento; offering a stunning view of the Ria Formosa. Private condominium that offers a variety of amenities and leisure spaces for residents to enjoy to the fullest. This luxurious development has four outdoor swimming

Location

📍 37.0247°N, 7.8449°W

· Olhão, Algarve, Portugal

View on VILLAMARKET IMÓVEIS →Also on Idealista.pt
Idealista.pt
Olhão / Eastern Algarve

T2 flat in Largo da Feira, 6, Marina, Olhão

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

Grade B investment — short-term rental yields 1.7% 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
+5.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$255K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.7%
$2,102/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
16 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
58.6 yr
Rental only

Property details

Energy: A
Condition: new-build

Description

New exclusive luxury development, on the first line in front of the Olhão Marina, in the Algarve Sotavento; offering a stunning view of the Ria Formosa. Private condominium that offers a variety of amenities and leisure spaces for residents to enjoy to the fullest. This luxurious development has four outdoor swimming

Income Breakdown

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Nightly Rate (ADR)
$311/night
50% ($143)Brixfox estimate($311/night)200% ($571)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$25,227
Airbnb data$311/night · 47% occupancy
Rental income
$311/night · 47% occ.
$53,489
Running costs (20%)
Utilities, cleaning, maintenance
-$10,698
Income tax (10%)
Indonesian rental income tax
-$14,977
Property tax
Annual property tax
-$2,587
Net income
1.7% ROI
$25,227

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$1,478,261
IMT (transfer tax, investment schedule)$110,870
Imposto de Selo (stamp duty)$11,826
Notary & registration$1,359
Legal / due diligence$22,174
Total acquisition costs$146,228
RenovationMove-in ready
Furnishing & STR launch
2bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$43,424
All-in investment$1,667,913

Gross yield (asking)

3.6%

True gross yield (all-in)

3.2%

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.

$6.3M$4.8M$3.2M$1.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $1.4M
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.
2x return
Year 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.7M
+22%
Rental Income
+$123K
Total Position
$1.8M
+31%
5.5%/yr
Year 10
Capital Value
$2.0M
+48%
Rental Income
+$266K
Total Position
$2.3M
+68%
5.3%/yr
Year 20
Capital Value
$3.0M
+119%
Rental Income
+$624K
Total Position
$3.6M
+165%
5.0%/yr
Year 30
Capital Value
$4.4M
+224%
Rental Income
+$1.1M
Total Position
$5.5M
+306%
4.8%/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
1.7% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Strong
$286 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $286 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.7% 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.
1.4%
$1,768/mo
40% occ.
2.0%
$2,429/mo
47% occ.
2.4%
$2,904/mo
current
57% occ.
2.9%
$3,565/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.