T2 flat in Rua Zé da Mónica, 962910828, Pechão, Olhão
Grade Bapartmentmid-range

T2 flat in Rua Zé da Mónica, 962910828, Pechão, Olhão

Olhão · Eastern Algarve ·

€350,000

Asking Price (EUR)

5.0%

True Net Yield (Owner, all-in)

3.5%

True Net Yield (Managed, all-in)

7.8%

True Gross Yield

51%

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: €31,445/yr
Average Daily Rate: €169
Payback Period: 13.9 years
5-yr Capital Value: €459,895
10-yr Capital Value: €559,532
Brixfox Score: 64.8 / 100
Comparable Properties: 48
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.

€405,645

+15.9% over asking

Asking price€350,000
IMT — Property transfer tax (investment schedule)€15,830
IS — Stamp duty (0.8%)€2,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,250
Total acquisition costs€25,130
Renovation (est. €55/m² × 103 m²)
Light touch-ups — paint, fixtures, deep clean.		€5,665
(€3,090–€8,240)
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)€405,645

Gross yield (asking price)

9.0%

True gross yield (all-in)

7.8%

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: 2
Building: 103 m²
Style: dated
Condition: good

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

wrought-iron bed frametextured wall with light patternswicker pendant light

Score Breakdown

ROI
18.84
Visual Appeal
10
Ownership Security
13
Location
7.8
Land & Space
4.06
Rental Demand
5.1
Payback Speed
3
STR Suitability
3

Description

clothesline on the terrace.

Location

📍 37.0260°N, 7.8410°W

· Olhão, Algarve, Portugal

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Idealista.pt
Olhão / Eastern Algarve

T2 flat in Rua Zé da Mónica, 962910828, Pechão, Olhão

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

Grade B investment — short-term rental yields 6.0% net return annually.

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The Investment

Brixfox Score65
GradeB
Brixfox Intelligence
65BStrong
Score Breakdown
ROI & Yield72%
Capital Growth68%
Risk Profile67%
Market Demand65%

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
+9.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$66K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.0%
$1,914/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
16.6 yr
Rental only

Property details

Condition: good

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$244/night
50% ($112)Brixfox estimate($244/night)200% ($449)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$22,971
Airbnb data$244/night · 51% occupancy
Rental income
$244/night · 51% occ.
$45,454
Running costs (20%)
Utilities, cleaning, maintenance
-$9,091
Income tax (10%)
Indonesian rental income tax
-$12,727
Property tax
Annual property tax
-$666
Net income
6.0% ROI
$22,971

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$380,435
IMT (transfer tax, investment schedule)$17,207
Imposto de Selo (stamp duty)$3,043
Notary & registration$1,359
Legal / due diligence$5,707
Total acquisition costs$27,315
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$6,158
($3,359–$8,957)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$440,918

Gross yield (asking)

11.9%

True gross yield (all-in)

10.3%

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.

$2.5M$1.8M$1.2M$615K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $350K
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 14: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$426K
+22%
Rental Income
+$112K
Total Position
$538K
+54%
9.0%/yr
Year 10
Capital Value
$518K
+48%
Rental Income
+$242K
Total Position
$760K
+117%
8.1%/yr
Year 20
Capital Value
$767K
+119%
Rental Income
+$568K
Total Position
$1.3M
+281%
6.9%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$1.0M
Total Position
$2.1M
+512%
6.2%/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
Good
6.0% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Strong
$225 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $225 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 51% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

31% occ.
4.9%
$1,557/mo
41% occ.
6.5%
$2,076/mo
51% occ.
8.2%
$2,596/mo
current
61% occ.
9.8%
$3,116/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.