House in Pechão, Olhão
House in Pechão, Olhão — image 2House in Pechão, Olhão — image 3House in Pechão, Olhão — image 4House in Pechão, Olhão — image 5
Grade Bvillaluxury

House in Pechão, Olhão

Olhão · Eastern Algarve ·

€5.0M

Asking Price (EUR)

0.5%

True Net Yield (Owner, all-in)

0.3%

True Net Yield (Managed, all-in)

0.7%

True Gross Yield

47%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.3 months ago and is currently at 11% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.73, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €38,902/yr
Average Daily Rate: €225
+26.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 156.5 years
5-yr Capital Value: €6.6M
10-yr Capital Value: €8.0M
Brixfox Score: 63.3 / 100
Comparable Properties: 7
Data Confidence: 60%
Search Radius: 6 km

True Investment Cost

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

€5.5M

+11.1% over asking

Asking price€5.0M
IMT — Property transfer tax (investment schedule)€374,625
IS — Stamp duty (0.8%)€39,960
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€74,925
Total acquisition costs€490,760
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€62,150
All-in investment (incl. renovation & furnishing)€5.5M

Gross yield (asking price)

0.8%

True gross yield (all-in)

0.7%

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: 4
Bathrooms: 5
Building: 300 m²
Land: 65000 m²
Style: portuguese-traditional
Condition: excellent
Year Built: 2006
Energy Certificate: Not indicated
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional terracotta roof tilesspacious balcony with glass railinglarge private swimming poolextensive manicured lawnslush palm tree landscaping

Score Breakdown

ROI
7.95
Visual Appeal
14.8
Ownership Security
13
Location
7.8
Land & Space
12
Rental Demand
4.74
Payback Speed
0
STR Suitability
3

Description

Nestled in the serene surroundings of Olhão, this exquisite estate offers a luxurious living experience that surpasses all expectations. Tucked away just a short drive from the bustling cities of Olhão and Faro, this sprawling property spans over 65,000 m2; and boasts a stunning 300 m2; villa that seamlessly blends tra

Location

📍 37.0426°N, 7.8754°W

· Olhão, Algarve, Portugal

View on Berkshire Hathaway HomeServices Portugal Property →Also on Idealista.pt
Idealista.pt
Olhão / Eastern Algarve

House in Pechão, Olhão

Inventory
4 Beds
Bathrooms
5 Baths
Built Area
300 m²
Land Plot
65000 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 0.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score63
GradeB
Brixfox Intelligence
63BStrong
Score Breakdown
ROI & Yield69%
Capital Growth66%
Risk Profile65%
Market Demand63%

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
+4.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$937K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
0.4%
$1,707/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
19 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
—
Rental only

Property details

Year built: 2006
Energy: Not indicated
Condition: excellent

Description

Nestled in the serene surroundings of Olhão, this exquisite estate offers a luxurious living experience that surpasses all expectations. Tucked away just a short drive from the bustling cities of Olhão and Faro, this sprawling property spans over 65,000 m2; and boasts a stunning 300 m2; villa that seamlessly blends tra

Income Breakdown

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Nightly Rate (ADR)
$333/night
50% ($153)Brixfox estimate($333/night)200% ($613)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$20,481
Airbnb data$333/night · 47% occupancy
Rental income
$333/night · 47% occ.
$57,658
Running costs (20%)
Utilities, cleaning, maintenance
-$11,532
Income tax (10%)
Indonesian rental income tax
-$16,144
Property tax
Annual property tax
-$9,501
Net income
0.4% ROI
$20,481

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$5,429,348
IMT (transfer tax, investment schedule)$407,201
Imposto de Selo (stamp duty)$43,435
Notary & registration$1,359
Legal / due diligence$81,440
Total acquisition costs$533,435
RenovationMove-in ready
Furnishing & STR launch
4bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$65,380
All-in investment$6,028,163

Gross yield (asking)

1.1%

True gross yield (all-in)

1.0%

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.

$20.1M$15.1M$10.1M$5.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $5.0M
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.
2x return
Year 17: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$6.1M
+22%
Rental Income
+$100K
Total Position
$6.2M
+24%
4.3%/yr
Year 10
Capital Value
$7.4M
+48%
Rental Income
+$216K
Total Position
$7.6M
+52%
4.3%/yr
Year 20
Capital Value
$10.9M
+119%
Rental Income
+$506K
Total Position
$11.5M
+129%
4.2%/yr
Year 30
Capital Value
$16.2M
+224%
Rental Income
+$896K
Total Position
$17.1M
+242%
4.2%/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
0.4% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Strong
$307 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
65000 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $307 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 65000 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 0.4% 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.
0.3%
$1,337/mo
40% occ.
0.5%
$2,046/mo
47% occ.
0.6%
$2,572/mo
current
57% occ.
0.7%
$3,281/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.