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

Terraced house in Rua Alfredo Keil, Baixa, Olhão

Olhão · Eastern Algarve ·

€235,000

Asking Price (EUR)

3.5%

True Net Yield (Owner, all-in)

2.4%

True Net Yield (Managed, all-in)

5.3%

True Gross Yield

49%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% 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: €19,139/yr
Average Daily Rate: €108
-51.0% vs area baselineImage quality 3/10 (-12%), Dated style (-15%), No pool (-12%), Budget finish (-12%)
Payback Period: 15.2 years
5-yr Capital Value: €308,787
10-yr Capital Value: €375,686
Brixfox Score: 55.8 / 100
Comparable Properties: 16
Data Confidence: 93%
Search Radius: 2 km

True Investment Cost

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

€360,402

+53.4% over asking

Asking price€235,000
IMT — Property transfer tax (investment schedule)€7,447
IS — Stamp duty (0.8%)€1,880
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,525
Total acquisition costs€14,102
Renovation (est. €900/m² × 99 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€89,100
(€69,300–€108,900)
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)€360,402

Gross yield (asking price)

8.1%

True gross yield (all-in)

5.3%

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: 99 m²
Land: 89 m²
Style: dated
Condition: needs-renovation
Energy Certificate: E

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
17.93
Visual Appeal
3.6
Ownership Security
13
Location
7.8
Land & Space
2.62
Rental Demand
4.87
Payback Speed
3
STR Suitability
3

Description

We present to you this old house with vaulted ceilings, full of character and authenticity, located in downtown Olhão, just a 5-minute walk from the iconic markets and the best restaurants in the Algarve region. With a great total area of 89 m² in need of renovation work. This house is divided into two houses, has th

Location

📍 37.0258°N, 7.8418°W

· Olhão, Algarve, Portugal

View on Henriques Properties →Also on Idealista.pt
Idealista.pt
Olhão / Eastern Algarve

Terraced house in Rua Alfredo Keil, Baixa, Olhão

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
99 m²
Land Plot
89 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 5.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score56
GradeB
Brixfox Intelligence
56BStrong
Score Breakdown
ROI & Yield62%
Capital Growth59%
Risk Profile58%
Market Demand56%

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
+9.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$44K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.5%
$1,176/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
18.1 yr
Rental only

Property details

Energy: E
Condition: needs-renovation

Description

We present to you this old house with vaulted ceilings, full of character and authenticity, located in downtown Olhão, just a 5-minute walk from the iconic markets and the best restaurants in the Algarve region. With a great total area of 89 m² in need of renovation work. This house is divided into two houses, has th

Income Breakdown

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Nightly Rate (ADR)
$158/night
50% ($73)Brixfox estimate($158/night)200% ($290)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$14,114
Airbnb data$158/night · 49% occupancy
Rental income
$158/night · 49% occ.
$28,002
Running costs (20%)
Utilities, cleaning, maintenance
-$5,600
Income tax (10%)
Indonesian rental income tax
-$7,841
Property tax
Annual property tax
-$447
Net income
5.5% ROI
$14,114

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$255,435
IMT (transfer tax, investment schedule)$8,095
Imposto de Selo (stamp duty)$2,043
Notary & registration$1,359
Legal / due diligence$3,832
Total acquisition costs$15,328
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$96,848
($75,326–$118,370)
Furnishing & STR launch
3bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$21,957
All-in investment$389,567

Gross yield (asking)

11.0%

True gross yield (all-in)

7.2%

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.

$1.6M$1.2M$793K$397K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $235K
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 15: 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
$286K
+22%
Rental Income
+$69K
Total Position
$355K
+51%
8.6%/yr
Year 10
Capital Value
$348K
+48%
Rental Income
+$149K
Total Position
$497K
+111%
7.8%/yr
Year 20
Capital Value
$515K
+119%
Rental Income
+$349K
Total Position
$864K
+268%
6.7%/yr
Year 30
Capital Value
$762K
+224%
Rental Income
+$618K
Total Position
$1.4M
+487%
6.1%/yr

Location

Olhão

Eastern Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.5% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Good
$145 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Weak
89 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

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.
4.6%
$970/mo
40% occ.
6.1%
$1,305/mo
49% occ.
7.5%
$1,596/mo
current
59% occ.
9.1%
$1,932/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.