Quinta in Baixa, Olhão
Quinta in Baixa, Olhão — image 2Quinta in Baixa, Olhão — image 3Quinta in Baixa, Olhão — image 4Quinta in Baixa, Olhão — image 5
Grade Cvillabudget

Quinta in Baixa, Olhão

Olhão · Eastern Algarve ·

€1.2M

Asking Price (EUR)

Limited comps — indicative only

Revenue projections are based on limited comparable data (3 comps, 70% confidence).

0.6%

True Net Yield (Owner, all-in)

0.3%

True Net Yield (Managed, all-in)

1.3%

True Gross Yield

29%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 3.6 months ago and is currently at 30% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.79, occupancy cap 68%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €27,822/yr
Average Daily Rate: €262
-47.0% vs area baselineImage quality 1/10 (-18%), Dated style (-15%), No pool (-12%), Has view (+10%), Budget finish (-12%)
Payback Period: 304.4 years
5-yr Capital Value: €1.4M
10-yr Capital Value: €1.6M
Brixfox Score: 42.4 / 100
Comparable Properties: 3
Data Confidence: 70%
Search Radius: 6 km

True Investment Cost

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

€2.1M

+77.7% over asking

Asking price€1.2M
IMT — Property transfer tax (investment schedule)€90,000
IS — Stamp duty (0.8%)€9,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€18,000
Total acquisition costs€118,850
Renovation (est. €900/m² × 872 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€784,800
(€610,400–€959,200)
Furnishing & STR launch (5bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€28,900
All-in investment (incl. renovation & furnishing)€2.1M

Gross yield (asking price)

2.3%

True gross yield (all-in)

1.3%

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: 5
Bathrooms: 2
Building: 872 m²
Land: 121600 m²
Style: dated
Condition: needs-renovation
Year Built: 2009
Energy Certificate: Not indicated
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
1.32
Visual Appeal
1.4
Ownership Security
13
Location
7.8
Land & Space
12
Rental Demand
2.91
Payback Speed
0
STR Suitability
4

Description

Land with salt pans next to the Ria Formosa, in the middle of a natural park, with 12.16 ha. It has three support houses. Good exploration of sea salt / Flôr de Sal, in one of the most productive places in the Algarve. Ideal also for Fish Farming / Aquaculture, with two facilities. ref: QTA3750.

Location

📍 37.0260°N, 7.8410°W

· Olhão, Algarve, Portugal

Listed by JANELA IMOBILIÁRIA via Idealista.pt
5-bedroom freehold villa in Olhão — photo 1 of 5
Idealista.pt
5-bedroom freehold villa in Olhão — photo 2 of 5
5-bedroom freehold villa in Olhão — photo 3 of 5
5-bedroom freehold villa in Olhão — photo 4 of 5
5-bedroom freehold villa in Olhão — photo 5 of 5

Quinta in Baixa, Olhão

Olhão · Eastern Algarve · Ref BF-13490 Source verified · Idealista.pt · listed 2 Jun 2026
Asking price · Freehold
$1,304,348
Inquire — direct to agent
Ownership
Freehold
Bedrooms
5
Bathrooms
2
Built area
872 m²
Land
121600 m²
Gross yield
2.4%
Est. ADR
$361/night
Occupancy
29%
Brixfox Score 42 · CFinancial analysis ↓

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Property details

Year built: 2009
Energy: Not indicated
Condition: needs-renovation

Description

Land with salt pans next to the Ria Formosa, in the middle of a natural park, with 12.16 ha. It has three support houses. Good exploration of sea salt / Flôr de Sal, in one of the most productive places in the Algarve. Ideal also for Fish Farming / Aquaculture, with two facilities. ref: QTA3750.

Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Fully managed is the Brixfox Standard shown on every card: a full-service manager whose commission includes the OTA/channel listing (not the cleaning cost — changeovers are funded by guest cleaning fees; you bear the residual). Self-managed drops the commission but pays the OTA host fee directly — and your own time.
Net yieldNet operating income ÷ all-in investment. After local operating taxes; before home-country personal tax and financing costs. Modelled from observed market performance of comparable Airbnb listings.
—
Awaiting comparable data
Gross yield · all-in basis
—
Before tax in your home country and financing costs. Estimates, not financial advice.

Revenue assumptions

Derived from the comparable Airbnb listings below. The headline ADR is the expected BOOKED rate — nearby asking prices corrected by the AirDNA-measured asking-to-booked factor (~−33% on Bali). Occupancy is calibrated against AirDNA reference homes nearby. Comp cards below show raw asking prices.
Expected ADR
—
Asking-price basis
Expected occupancy
—
Projected annual revenue
—
ADR × occupancy × 365
Comp data observed in USD · converted at €0.92/$
Seasonal occupancy pattern
Peak Aug +45% · Low Jan -30%
J
F
M
A
M
J
J
A
S
O
N
D
Modelled monthly index (relative to the annual average) — replaced by measured per-market indices as calendar history matures.

Investment basis

The true all-in acquisition cost — asking price plus purchase costs, renovation and furnishing. Every yield on this page is computed against this total, not the asking price.
Adjust the figures to your deal — yields recalculate live.
Purchase price· asking
€
Acquisition costs· 9.9% of price, auto-calculated
$129,185
IMT (transfer tax, investment schedule)$97,826
Imposto de Selo (stamp duty)$10,435
Notary & registration$1,359
Legal fees$19,565
Renovation budget· Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.
€
Furniture & STR launch· default ≈ $5,848/bedroom
€
All-in investment
$2,315,815
+77.5% over asking
The P&L needs a revenue basis from comparable listings — it appears once comp data is available.

Total return estimate

OptionalNet yield plus an appreciation assumption you choose. Appreciation is a forward-looking assumption, not data — which is why it defaults to 0% and is kept out of the yield figures above.
Annual appreciation assumption0%
0%3.5% · Olhão 5-yr avg — historical, not a forecast8%
Indicative total return
—/yr
— + 0% appreciation
Appreciation assumptions are illustrative only. Past regional price growth does not predict future performance; local supply, regulation and currency moves can materially change outcomes. Not financial advice.

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Where it sits — and the comps around it

The Airbnb listings behind the market evidence above, on the map.

Location

Olhão

Eastern Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
0.3% net yield on all-in cost
Occupancy
Weak
29% average occupancy
Nightly Rate
Strong
$332 per night
Visual Appeal
Weak
1/10 visual appeal
Size & Space
Strong
121600 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

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Risks & What-If

What if occupancy changes?

Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost

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Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. A vetted local management partner is already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

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Atlantic Stays Management

Vetted

Alojamento Local management, Lisbon to the Algarve

22%
Management fee
of rental revenue — already in your Managed figures

End-to-end AL management for international owners. We handle the licence, the platforms and the guests so your second home pays for itself.

What the fee covers

  • Listing setup & optimisation (Airbnb, Booking.com, VRBO)
  • Dynamic pricing & revenue management
  • 24/7 multilingual guest communication
  • Guided check-in / check-out & key handling
  • Professional cleaning, laundry & restocking
  • Maintenance & repairs coordination
  • Monthly owner statements & payouts
  • Guest screening & damage protection
  • Alojamento Local (AL) licence handling & renewals
  • SEF/AIMA guest registration & tourist-tax filing
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Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Market factors in Portugal may impact actual yields.