Detached house in Rua do Atleta Olímpico, Pechão, Olhão
Detached house in Rua do Atleta Olímpico, Pechão, Olhão — image 2Detached house in Rua do Atleta Olímpico, Pechão, Olhão — image 3Detached house in Rua do Atleta Olímpico, Pechão, Olhão — image 4Detached house in Rua do Atleta Olímpico, Pechão, Olhão — image 5
Grade C+villabudget

Detached house in Rua do Atleta Olímpico, Pechão, Olhão

Olhão · Eastern Algarve ·

€370,000

Asking Price (EUR)

2.7%

True Net Yield (Owner, all-in)

1.9%

True Net Yield (Managed, all-in)

4.2%

True Gross Yield

43%

Occupancy

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.

Projected Gross Revenue: €20,552/yr
Average Daily Rate: €130
-28.0% vs area baselineImage quality 4/10 (-9%), Portuguese-traditional style (+5%), No pool (-12%), Budget finish (-12%)
Payback Period: 22.1 years
5-yr Capital Value: €486,174
10-yr Capital Value: €591,506
Brixfox Score: 52.9 / 100
Comparable Properties: 57
Data Confidence: 89%
Search Radius: 2 km

True Investment Cost

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

€487,140

+31.7% over asking

Asking price€370,000
IMT — Property transfer tax (investment schedule)€17,430
IS — Stamp duty (0.8%)€2,960
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,550
Total acquisition costs€27,190
Renovation (est. €900/m² × 79 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€71,100
(€55,300–€86,900)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€18,850
All-in investment (incl. renovation & furnishing)€487,140

Gross yield (asking price)

5.5%

True gross yield (all-in)

4.2%

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: 79 m²
Style: portuguese-traditional
Condition: needs-renovation
Year Built: 1992
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
14.74
Visual Appeal
5.4
Ownership Security
13
Location
7.8
Land & Space
3.58
Rental Demand
4.33
Payback Speed
1
STR Suitability
3

Description

Traditional two-storey townhouse located in the center of the popular coastal town of Olhão.   Well positioned in the center of Olhão, it's an easy fifteen-minute walk just 1 km to the Ria Formosa seaside markets, famous for their extensive daily offer of fresh fish and seafood.   And being just two streets south of th

Location

📍 37.0391°N, 7.8496°W

· Olhão, Algarve, Portugal

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

Detached house in Rua do Atleta Olímpico, Pechão, Olhão

Inventory
2 Beds
Bathrooms
1 Baths
Built Area
79 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade C+ investment — short-term rental yields 3.7% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score53
GradeC+
Brixfox Intelligence
53C+Moderate
Score Breakdown
ROI & Yield58%
Capital Growth56%
Risk Profile55%
Market Demand53%

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
+7.5%
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
3.7%
$1,253/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
26.8 yr
Rental only

Property details

Year built: 1992
Energy: D
Condition: needs-renovation

Description

Traditional two-storey townhouse located in the center of the popular coastal town of Olhão.   Well positioned in the center of Olhão, it's an easy fifteen-minute walk just 1 km to the Ria Formosa seaside markets, famous for their extensive daily offer of fresh fish and seafood.   And being just two streets south of th

Income Breakdown

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Nightly Rate (ADR)
$192/night
50% ($88)Brixfox estimate($192/night)200% ($352)
Occupancy
43%
10%Brixfox estimate(43%)100%

Short-Term Rental

Yearly income
$15,030
Airbnb data$192/night · 43% occupancy
Rental income
$192/night · 43% occ.
$30,258
Running costs (20%)
Utilities, cleaning, maintenance
-$6,052
Income tax (10%)
Indonesian rental income tax
-$8,472
Property tax
Annual property tax
-$704
Net income
3.7% ROI
$15,030

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$402,174
IMT (transfer tax, investment schedule)$18,946
Imposto de Selo (stamp duty)$3,217
Notary & registration$1,359
Legal / due diligence$6,033
Total acquisition costs$29,554
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$77,283
($60,109–$94,457)
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$18,315
All-in investment$527,326

Gross yield (asking)

7.5%

True gross yield (all-in)

5.7%

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.

$2.1M$1.6M$1.1M$534K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $370K
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 20: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$450K
+22%
Rental Income
+$73K
Total Position
$524K
+42%
7.2%/yr
Year 10
Capital Value
$548K
+48%
Rental Income
+$159K
Total Position
$706K
+91%
6.7%/yr
Year 20
Capital Value
$811K
+119%
Rental Income
+$372K
Total Position
$1.2M
+220%
6.0%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$658K
Total Position
$1.9M
+402%
5.5%/yr

Location

Olhão

Eastern Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.7% annual return
Occupancy
Weak
43% average occupancy
Nightly Rate
Good
$176 per night
Visual Appeal
Weak
2/10 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 3.7% is near the market average — model your cashflow carefully

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
3.5%
$1,165/mo
40% occ.
4.7%
$1,573/mo
43% occ.
5.1%
$1,706/mo
current
53% occ.
6.3%
$2,114/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.