T2 flat in Baixa, Olhão
T2 flat in Baixa, Olhão — image 2T2 flat in Baixa, Olhão — image 3T2 flat in Baixa, Olhão — image 4T2 flat in Baixa, Olhão — image 5
Grade Bapartmentmid-range

T2 flat in Baixa, Olhão

Olhão · Eastern Algarve ·

€799,000

Asking Price (EUR)

2.3%

True Net Yield (Owner, all-in)

1.6%

True Net Yield (Managed, all-in)

3.6%

True Gross Yield

46%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.8 months ago and is currently at 15% 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: €31,986/yr
Average Daily Rate: €191
+3.0% vs area baselinePortuguese-traditional style (+5%), No pool (-12%), Has view (+10%)
Payback Period: 31.0 years
5-yr Capital Value: €1.0M
10-yr Capital Value: €1.3M
Brixfox Score: 57.8 / 100
Comparable Properties: 58
Data Confidence: 99%
Search Radius: 2 km

True Investment Cost

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

€898,127

+12.4% over asking

Asking price€799,000
IMT — Property transfer tax (investment schedule)€47,940
IS — Stamp duty (0.8%)€6,392
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,985
Total acquisition costs€67,567
Renovation (est. €55/m² × 122 m²)
Light touch-ups — paint, fixtures, deep clean.		€6,710
(€3,660–€9,760)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€24,850
All-in investment (incl. renovation & furnishing)€898,127

Gross yield (asking price)

4.0%

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: 2
Bathrooms: 3
Building: 122 m²
Style: portuguese-traditional
Condition: good
Year Built: 2021
Energy Certificate: A+
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

marina-viewpark-access

Score Breakdown

ROI
11.58
Visual Appeal
13.4
Ownership Security
13
Location
7.8
Land & Space
4.44
Rental Demand
4.58
Payback Speed
0
STR Suitability
3

Description

Magnificent luxury apartment located in front of the estuary and marina of Olhão. The apartment has 2 fantastic en-suite bedrooms, with complete bathrooms, 1 large living room with open space kitchen, as well as a guest toilet. All rooms have a balcony, strategically facing the privileged view of the sea. The condomi

Location

📍 37.0263°N, 7.8416°W

· Olhão, Algarve, Portugal

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

T2 flat in Baixa, Olhão

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

Grade B investment — short-term rental yields 2.6% 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
+6.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$150K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.6%
$1,892/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
38.2 yr
Rental only

Property details

Year built: 2021
Energy: A+
Condition: good

Description

Magnificent luxury apartment located in front of the estuary and marina of Olhão. The apartment has 2 fantastic en-suite bedrooms, with complete bathrooms, 1 large living room with open space kitchen, as well as a guest toilet. All rooms have a balcony, strategically facing the privileged view of the sea. The condomi

Income Breakdown

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Nightly Rate (ADR)
$279/night
50% ($128)Brixfox estimate($279/night)200% ($513)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$22,709
Airbnb data$279/night · 46% occupancy
Rental income
$279/night · 46% occ.
$46,593
Running costs (20%)
Utilities, cleaning, maintenance
-$9,319
Income tax (10%)
Indonesian rental income tax
-$13,046
Property tax
Annual property tax
-$1,520
Net income
2.6% ROI
$22,709

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$868,478
IMT (transfer tax, investment schedule)$52,109
Imposto de Selo (stamp duty)$6,948
Notary & registration$1,359
Legal / due diligence$13,027
Total acquisition costs$73,442
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$7,293
($3,978–$10,609)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$976,225

Gross yield (asking)

5.4%

True gross yield (all-in)

4.8%

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.

$4.1M$3.1M$2.1M$1.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $799K
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 26: 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
$972K
+22%
Rental Income
+$111K
Total Position
$1.1M
+36%
6.3%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$240K
Total Position
$1.4M
+78%
5.9%/yr
Year 20
Capital Value
$1.8M
+119%
Rental Income
+$561K
Total Position
$2.3M
+189%
5.5%/yr
Year 30
Capital Value
$2.6M
+224%
Rental Income
+$994K
Total Position
$3.6M
+349%
5.1%/yr

Location

Olhão

Eastern Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.6% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$256 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 $256 — 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 2.6% 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.
2.3%
$1,652/mo
40% occ.
3.1%
$2,246/mo
46% occ.
3.6%
$2,591/mo
current
56% occ.
4.4%
$3,184/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.