Detached house in Largo da Igreja, Pechão
Detached house in Largo da Igreja, Pechão — image 2Detached house in Largo da Igreja, Pechão — image 3Detached house in Largo da Igreja, Pechão — image 4Detached house in Largo da Igreja, Pechão — image 5
Grade Bvillamid-range

Detached house in Largo da Igreja, Pechão

Olhão · Eastern Algarve ·

€1M

Asking Price (EUR)

2.5%

True Net Yield (Owner, all-in)

1.7%

True Net Yield (Managed, all-in)

3.9%

True Gross Yield

47%

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: €43,242/yr
Average Daily Rate: €253
+3.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%)
Payback Period: 28.9 years
5-yr Capital Value: €1.3M
10-yr Capital Value: €1.6M
Brixfox Score: 59.4 / 100
Comparable Properties: 10
Data Confidence: 63%
Search Radius: 4 km

True Investment Cost

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

€1.1M

+11.6% over asking

Asking price€1M
IMT — Property transfer tax (investment schedule)€60,000
IS — Stamp duty (0.8%)€8,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€15,000
Total acquisition costs€84,250
Renovation€0 — move-in ready
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)€1.1M

Gross yield (asking price)

4.3%

True gross yield (all-in)

3.9%

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: 3
Building: 213 m²
Style: contemporary
Condition: excellent
Year Built: 2022
Energy Certificate: A

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

wood-panel accent on facadeintegrated garagemodern grey fencing

Score Breakdown

ROI
11.91
Visual Appeal
13
Ownership Security
13
Location
7.8
Land & Space
6
Rental Demand
4.69
Payback Speed
0
STR Suitability
3

Description

Contemporary T3 villa with 213 m2, consisting of two floors, basement, patio, swimming pool and parking, located in the parish of Pechão. DESCRIPTION: CAVE: Gymnasium GROUND FLOOR: Entrance hall; Open space kitchen fully equipped with window and door to the outside; Laundry; Large living room with lots of light and

Location

📍 37.0260°N, 7.8410°W

· Olhão, Algarve, Portugal

View on Idealista.pt
Idealista.pt
Olhão / Eastern Algarve

Detached house in Largo da Igreja, Pechão

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

Grade B investment — short-term rental yields 2.8% 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
+6.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$188K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.8%
$2,549/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
35.5 yr
Rental only

Property details

Year built: 2022
Energy: A
Condition: excellent

Description

Contemporary T3 villa with 213 m2, consisting of two floors, basement, patio, swimming pool and parking, located in the parish of Pechão. DESCRIPTION: CAVE: Gymnasium GROUND FLOOR: Entrance hall; Open space kitchen fully equipped with window and door to the outside; Laundry; Large living room with lots of light and

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$365/night
50% ($168)Brixfox estimate($365/night)200% ($672)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$30,589
Airbnb data$365/night · 47% occupancy
Rental income
$365/night · 47% occ.
$62,483
Running costs (20%)
Utilities, cleaning, maintenance
-$12,497
Income tax (10%)
Indonesian rental income tax
-$17,495
Property tax
Annual property tax
-$1,902
Net income
2.8% ROI
$30,589

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$1,086,957
IMT (transfer tax, investment schedule)$65,217
Imposto de Selo (stamp duty)$8,696
Notary & registration$1,359
Legal / due diligence$16,304
Total acquisition costs$91,576
RenovationMove-in ready
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$1,211,359

Gross yield (asking)

5.7%

True gross yield (all-in)

5.2%

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.

$5.3M$4.0M$2.6M$1.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.0M
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 25: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.2M
+22%
Rental Income
+$149K
Total Position
$1.4M
+37%
6.4%/yr
Year 10
Capital Value
$1.5M
+48%
Rental Income
+$323K
Total Position
$1.8M
+80%
6.1%/yr
Year 20
Capital Value
$2.2M
+119%
Rental Income
+$756K
Total Position
$2.9M
+195%
5.6%/yr
Year 30
Capital Value
$3.2M
+224%
Rental Income
+$1.3M
Total Position
$4.6M
+358%
5.2%/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
2.8% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Strong
$336 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 $336 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.8% 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.
2.4%
$2,173/mo
40% occ.
3.3%
$2,951/mo
47% occ.
3.8%
$3,486/mo
current
57% occ.
4.7%
$4,263/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.