Terraced house in Baixa, Olhão
Terraced house in Baixa, Olhão — image 2Terraced house in Baixa, Olhão — image 3Terraced house in Baixa, Olhão — image 4Terraced house in Baixa, Olhão — image 5
Grade Bvillabudget

Terraced house in Baixa, Olhão

Olhão · Eastern Algarve ·

€365,000

Asking Price (EUR)

4.0%

True Net Yield (Owner, all-in)

2.8%

True Net Yield (Managed, all-in)

6.1%

True Gross Yield

49%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.6 months ago and is currently at 13% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €28,161/yr
Average Daily Rate: €158
-28.0% vs area baselineImage quality 4/10 (-9%), Portuguese-traditional style (+5%), No pool (-12%), Budget finish (-12%)
Payback Period: 15.9 years
5-yr Capital Value: €479,605
10-yr Capital Value: €583,512
Brixfox Score: 57.2 / 100
Comparable Properties: 17
Data Confidence: 94%
Search Radius: 2 km

True Investment Cost

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

€460,075

+26.0% over asking

Asking price€365,000
IMT — Property transfer tax (investment schedule)€17,030
IS — Stamp duty (0.8%)€2,920
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,475
Total acquisition costs€26,675
Renovation (est. €350/m² × 132 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€46,200
(€33,000–€59,400)
Furnishing & STR launch (3bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€22,200
All-in investment (incl. renovation & furnishing)€460,075

Gross yield (asking price)

7.7%

True gross yield (all-in)

6.1%

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: 2
Building: 132 m²
Land: 78 m²
Style: portuguese-traditional
Condition: fair
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional portuguese tilesmarble staircase

Score Breakdown

ROI
17.44
Visual Appeal
6
Ownership Security
13
Location
7.8
Land & Space
2.04
Rental Demand
4.89
Payback Speed
3
STR Suitability
3

Description

3-bedroom house with 2 floors and access from two streets, located in the lower part of the city of Olhão, close to all amenities and a few minutes' walk from the riverside area. The house consists of a ground floor, 1st floor and attic. On the ground floor there is a large living room, kitchen, bathroom, backyard and

Location

📍 37.0282°N, 7.8427°W

· Olhão, Algarve, Portugal

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

Terraced house in Baixa, Olhão

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

Grade B investment — short-term rental yields 5.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score57
GradeB
Brixfox Intelligence
57BStrong
Score Breakdown
ROI & Yield63%
Capital Growth60%
Risk Profile59%
Market Demand57%

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
+9.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$69K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.3%
$1,736/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
19.0 yr
Rental only

Property details

Energy: D
Condition: fair

Description

3-bedroom house with 2 floors and access from two streets, located in the lower part of the city of Olhão, close to all amenities and a few minutes' walk from the riverside area. The house consists of a ground floor, 1st floor and attic. On the ground floor there is a large living room, kitchen, bathroom, backyard and

Income Breakdown

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Nightly Rate (ADR)
$232/night
50% ($107)Brixfox estimate($232/night)200% ($427)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$20,830
Airbnb data$232/night · 49% occupancy
Rental income
$232/night · 49% occ.
$41,393
Running costs (20%)
Utilities, cleaning, maintenance
-$8,279
Income tax (10%)
Indonesian rental income tax
-$11,590
Property tax
Annual property tax
-$694
Net income
5.3% ROI
$20,830

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$396,739
IMT (transfer tax, investment schedule)$18,511
Imposto de Selo (stamp duty)$3,174
Notary & registration$1,359
Legal / due diligence$5,951
Total acquisition costs$28,995
Renovation (~$380/m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		$50,217
($35,870–$64,565)
Furnishing & STR launch
3bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$21,957
All-in investment$497,908

Gross yield (asking)

10.4%

True gross yield (all-in)

8.3%

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.

$2.4M$1.8M$1.2M$602K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $365K
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 16: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$444K
+22%
Rental Income
+$102K
Total Position
$546K
+50%
8.4%/yr
Year 10
Capital Value
$540K
+48%
Rental Income
+$220K
Total Position
$760K
+108%
7.6%/yr
Year 20
Capital Value
$800K
+119%
Rental Income
+$515K
Total Position
$1.3M
+260%
6.6%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$912K
Total Position
$2.1M
+474%
6.0%/yr

Location

Olhão

Eastern Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.3% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Strong
$213 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Weak
78 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $213 — 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 49% — 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

30% occ.
4.3%
$1,424/mo
40% occ.
5.8%
$1,918/mo
49% occ.
7.1%
$2,357/mo
current
59% occ.
8.6%
$2,851/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.