T2 flat in Avenida Dom João VI, 167, Estádio, Olhão
T2 flat in Avenida Dom João VI, 167, Estádio, Olhão — image 2T2 flat in Avenida Dom João VI, 167, Estádio, Olhão — image 3T2 flat in Avenida Dom João VI, 167, Estádio, Olhão — image 4T2 flat in Avenida Dom João VI, 167, Estádio, Olhão — image 5
Grade C+apartmentbudget

T2 flat in Avenida Dom João VI, 167, Estádio, Olhão

Olhão · Eastern Algarve ·

€299,000

Asking Price (EUR)

2.9%

True Net Yield (Owner, all-in)

2.0%

True Net Yield (Managed, all-in)

4.5%

True Gross Yield

44%

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: €16,589/yr
Average Daily Rate: €103
-45.0% vs area baselineImage quality 5/10 (-6%), Dated style (-15%), No pool (-12%), Budget finish (-12%)
Payback Period: 22.5 years
5-yr Capital Value: €392,882
10-yr Capital Value: €478,000
Brixfox Score: 54.7 / 100
Comparable Properties: 57
Data Confidence: 96%
Search Radius: 2 km

True Investment Cost

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

€371,254

+24.2% over asking

Asking price€299,000
IMT — Property transfer tax (investment schedule)€11,927
IS — Stamp duty (0.8%)€2,392
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,485
Total acquisition costs€20,054
Renovation (est. €350/m² × 101 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€35,350
(€25,250–€45,450)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€16,850
All-in investment (incl. renovation & furnishing)€371,254

Gross yield (asking price)

5.5%

True gross yield (all-in)

4.5%

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: 101 m²
Style: dated
Condition: fair
Year Built: 1992
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
14.62
Visual Appeal
6.8
Ownership Security
13
Location
7.8
Land & Space
4.02
Rental Demand
4.42
Payback Speed
1
STR Suitability
3

Description

2 bedroom apartment for sale in Olhão, set in a central and well-connected area, ideal as a permanent residence, holiday home or real estate investment in the Algarve. This apartment stands out for its generous areas, functional layout and excellent natural light. It features a spacious living and dining room with dir

Location

📍 37.0309°N, 7.8486°W

· Olhão, Algarve, Portugal

View on eXp Global Portugal →Also on Idealista.pt
Idealista.pt
Olhão / Eastern Algarve

T2 flat in Avenida Dom João VI, 167, Estádio, Olhão

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

Grade C+ investment — short-term rental yields 3.7% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score55
GradeC+
Brixfox Intelligence
55C+Moderate
Score Breakdown
ROI & Yield61%
Capital Growth58%
Risk Profile57%
Market Demand55%

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
+7.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$56K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.7%
$994/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
27.3 yr
Rental only

Property details

Year built: 1992
Energy: D
Condition: fair

Description

2 bedroom apartment for sale in Olhão, set in a central and well-connected area, ideal as a permanent residence, holiday home or real estate investment in the Algarve. This apartment stands out for its generous areas, functional layout and excellent natural light. It features a spacious living and dining room with dir

Income Breakdown

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Nightly Rate (ADR)
$149/night
50% ($68)Brixfox estimate($149/night)200% ($274)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$11,924
Airbnb data$149/night · 44% occupancy
Rental income
$149/night · 44% occ.
$24,025
Running costs (20%)
Utilities, cleaning, maintenance
-$4,805
Income tax (10%)
Indonesian rental income tax
-$6,727
Property tax
Annual property tax
-$569
Net income
3.7% ROI
$11,924

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$325,000
IMT (transfer tax, investment schedule)$12,964
Imposto de Selo (stamp duty)$2,600
Notary & registration$1,359
Legal / due diligence$4,875
Total acquisition costs$21,798
Renovation (~$380/m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		$38,424
($27,446–$49,402)
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$18,315
All-in investment$403,537

Gross yield (asking)

7.4%

True gross yield (all-in)

6.0%

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.

$1.7M$1.3M$858K$429K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $299K
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 21: 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
$364K
+22%
Rental Income
+$58K
Total Position
$422K
+41%
7.1%/yr
Year 10
Capital Value
$443K
+48%
Rental Income
+$126K
Total Position
$568K
+90%
6.6%/yr
Year 20
Capital Value
$655K
+119%
Rental Income
+$295K
Total Position
$950K
+218%
5.9%/yr
Year 30
Capital Value
$970K
+224%
Rental Income
+$522K
Total Position
$1.5M
+399%
5.5%/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
Average
3.7% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Good
$137 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Weak
0 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 3.7% 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.
3.3%
$904/mo
40% occ.
4.5%
$1,221/mo
44% occ.
5.0%
$1,354/mo
current
54% occ.
6.2%
$1,671/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.