T3 flat in Baixa, Olhão
T3 flat in Baixa, Olhão — image 2T3 flat in Baixa, Olhão — image 3T3 flat in Baixa, Olhão — image 4T3 flat in Baixa, Olhão — image 5
Grade B+apartmentmid-range

T3 flat in Baixa, Olhão

Olhão · Eastern Algarve ·

€740,000

Asking Price (EUR)

3.6%

True Net Yield (Owner, all-in)

2.5%

True Net Yield (Managed, all-in)

5.6%

True Gross Yield

52%

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: €46,426/yr
Average Daily Rate: €244
+13.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 19.4 years
5-yr Capital Value: €972,349
10-yr Capital Value: €1.2M
Brixfox Score: 65.3 / 100
Comparable Properties: 17
Data Confidence: 92%
Search Radius: 2 km

True Investment Cost

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

€832,870

+12.6% over asking

Asking price€740,000
IMT — Property transfer tax (investment schedule)€44,400
IS — Stamp duty (0.8%)€5,920
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,100
Total acquisition costs€62,670
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€30,200
All-in investment (incl. renovation & furnishing)€832,870

Gross yield (asking price)

6.3%

True gross yield (all-in)

5.6%

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: 3
Bathrooms: 3
Building: 225 m²
Style: modern
Condition: new-build
Year Built: 2025
Energy Certificate: A+
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

two-tone kitchen cabinetrykitchen island with open shelvingpendant lighting

Score Breakdown

ROI
15.7
Visual Appeal
12.6
Ownership Security
13
Location
7.8
Land & Space
6
Rental Demand
5.22
Payback Speed
2
STR Suitability
3

Description

T3 in Baixa de Olhão – Luxury and Comfort next to the Ria Formosa Discover this extraordinary 3-bedroom apartment, located in the most charming area of downtown Olhão, just a few meters from the stunning Ria Formosa. With large areas, top finishes and a privileged location, this property is ideal for those looking fo

Location

📍 37.0256°N, 7.8357°W

· Olhão, Algarve, Portugal

View on Imobiliária Bernardes →Also on Idealista.pt
Idealista.pt
Olhão / Eastern Algarve

T3 flat in Baixa, Olhão

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

Grade B+ investment — short-term rental yields 4.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score65
GradeB+
Brixfox Intelligence
65B+Strong
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
+8.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$139K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.3%
$2,865/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
23.4 yr
Rental only

Property details

Year built: 2025
Energy: A+
Condition: new-build

Description

T3 in Baixa de Olhão – Luxury and Comfort next to the Ria Formosa Discover this extraordinary 3-bedroom apartment, located in the most charming area of downtown Olhão, just a few meters from the stunning Ria Formosa. With large areas, top finishes and a privileged location, this property is ideal for those looking fo

Income Breakdown

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Nightly Rate (ADR)
$361/night
50% ($166)Brixfox estimate($361/night)200% ($664)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$34,375
Airbnb data$361/night · 52% occupancy
Rental income
$361/night · 52% occ.
$68,812
Running costs (20%)
Utilities, cleaning, maintenance
-$13,762
Income tax (10%)
Indonesian rental income tax
-$19,267
Property tax
Annual property tax
-$1,408
Net income
4.3% ROI
$34,375

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$804,348
IMT (transfer tax, investment schedule)$48,261
Imposto de Selo (stamp duty)$6,435
Notary & registration$1,359
Legal / due diligence$12,065
Total acquisition costs$68,120
RenovationMove-in ready
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$905,293

Gross yield (asking)

8.6%

True gross yield (all-in)

7.6%

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.

$4.5M$3.4M$2.2M$1.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $740K
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 18: 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
$900K
+22%
Rental Income
+$168K
Total Position
$1.1M
+44%
7.6%/yr
Year 10
Capital Value
$1.1M
+48%
Rental Income
+$363K
Total Position
$1.5M
+97%
7.0%/yr
Year 20
Capital Value
$1.6M
+119%
Rental Income
+$850K
Total Position
$2.5M
+234%
6.2%/yr
Year 30
Capital Value
$2.4M
+224%
Rental Income
+$1.5M
Total Position
$3.9M
+428%
5.7%/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
4.3% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Strong
$332 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $332 — 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 4.3% 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

32% occ.
3.5%
$2,359/mo
42% occ.
4.7%
$3,128/mo
52% occ.
5.8%
$3,897/mo
current
62% occ.
7.0%
$4,665/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.