Detached house in Pechão, Olhão
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villamid-range

Detached house in Pechão, Olhão

Olhão · Eastern Algarve ·

€330,000

Asking Price (EUR)

Limited comps — indicative only

Revenue projections are based on limited comparable data (0 comps, low confidence).

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.5 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.

True Investment Cost

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

€434,270

+31.6% over asking

Asking price€330,000
IMT — Property transfer tax (investment schedule)€14,230
IS — Stamp duty (0.8%)€2,640
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,950
Total acquisition costs€23,070
Renovation (est. €350/m² × 140 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€49,000
(€35,000–€63,000)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,200
All-in investment (incl. renovation & furnishing)€434,270

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: 1
Building: 140 m²
Land: 20880 m²
Style: portuguese-traditional
Condition: fair
Energy Certificate: Exempt
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large plot of landrural setting

Description

Great diversified investment opportunity. In its entirety, the property consists of the union of three properties - 1 mixed building and 2 rustic totaling 20,880 m2. The mixed building comprises a ground floor building for housing, with an area of 127.5 m2 and a square with an area of 232.5, which allows the expansion

Location

📍 37.0564°N, 7.8714°W

· Olhão, Algarve, Portugal

View on Formosa invest →Also on Idealista.pt
Idealista.pt
Olhão / Eastern Algarve

Detached house in Pechão, Olhão

Inventory
3 Beds
Bathrooms
1 Baths
Built Area
140 m²
Land Plot
20880 m²
Tenure
Freehold
Yield Curve Status

Grade C — 4%/yr capital appreciation in Olhão.

Go to Source via Idealista.pt

The Investment

Brixfox Score0
Grade—
Brixfox Intelligence
0—Weak
Score Breakdown
ROI & Yield0%
Capital Growth0%
Risk Profile5%
Market Demand0%

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
+3.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$62K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
-0.2%
$-52/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
30+ yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
—
Rental only

Property details

Energy: Exempt
Condition: fair

Description

Great diversified investment opportunity. In its entirety, the property consists of the union of three properties - 1 mixed building and 2 rustic totaling 20,880 m2. The mixed building comprises a ground floor building for housing, with an area of 127.5 m2 and a square with an area of 232.5, which allows the expansion

Income Breakdown

Short-Term Rental

No STR data available for this property

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$358,696
IMT (transfer tax, investment schedule)$15,467
Imposto de Selo (stamp duty)$2,870
Notary & registration$1,359
Legal / due diligence$5,380
Total acquisition costs$25,076
Renovation (~$380/m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		$53,261
($38,043–$68,478)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$469,859

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.

$1.2M$867K$578K$289K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Today: $330K
Capital appreciation
Property value growing at +4%/yr based on Olhão market trends.
Year 5
Capital Value
$401K
+22%
Year 10
Capital Value
$488K
+48%
Year 20
Capital Value
$723K
+119%
Year 30
Capital Value
$1.1M
+224%

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
-0.2% annual return
Occupancy
Weak
0% average occupancy
Nightly Rate
Weak
$0 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Strong
20880 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Generous 20880 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of -0.2% is below the market average — model your cashflow carefully

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

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.