T2 flat in Rua Fábrica da Loiça, Baixa, Olhão
T2 flat in Rua Fábrica da Loiça, Baixa, Olhão — image 2T2 flat in Rua Fábrica da Loiça, Baixa, Olhão — image 3T2 flat in Rua Fábrica da Loiça, Baixa, Olhão — image 4T2 flat in Rua Fábrica da Loiça, Baixa, Olhão — image 5
apartmentmid-range

T2 flat in Rua Fábrica da Loiça, Baixa, Olhão

Olhão · Eastern Algarve ·

€257,000

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 1.9 months ago and is currently at 16% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.75, occupancy cap 67%) 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.

€302,783

+17.8% over asking

Asking price€257,000
IMT — Property transfer tax (investment schedule)€8,987
IS — Stamp duty (0.8%)€2,056
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,855
Total acquisition costs€16,148
Renovation (est. €55/m² × 87 m²)
Light touch-ups — paint, fixtures, deep clean.		€4,785
(€2,610–€6,960)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€24,850
All-in investment (incl. renovation & furnishing)€302,783

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: 2
Bathrooms: 1
Building: 87 m²
Style: portuguese-traditional
Condition: good
Year Built: 1985
Energy Certificate: C

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

balconies with white railingsground floor commercial units

Description

Condo/Apartment T2 for sale.

Location

📍 37.0282°N, 7.8367°W

· Olhão, Algarve, Portugal

View on Idealista.pt
Idealista.pt
Olhão / Eastern Algarve

T2 flat in Rua Fábrica da Loiça, Baixa, Olhão

Inventory
2 Beds
Bathrooms
1 Baths
Built Area
87 m²
Land Plot
0 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%
+$48K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
-0.2%
$-41/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

Year built: 1985
Energy: C
Condition: good

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$279,348
IMT (transfer tax, investment schedule)$9,768
Imposto de Selo (stamp duty)$2,235
Notary & registration$1,359
Legal / due diligence$4,190
Total acquisition costs$17,552
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$5,201
($2,837–$7,565)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$329,112

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.

$900K$675K$450K$225K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Today: $257K
Capital appreciation
Property value growing at +4%/yr based on Olhão market trends.
Year 5
Capital Value
$313K
+22%
Year 10
Capital Value
$380K
+48%
Year 20
Capital Value
$563K
+119%
Year 30
Capital Value
$834K
+224%

Location

Olhão

Eastern Algarve, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

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Conversational analysis — questions about this listing, answered from real data.

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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
Weak
0 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
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.