T4 flat in Avenida 5 de Outubro, Baixa, Olhão
T4 flat in Avenida 5 de Outubro, Baixa, Olhão — image 2T4 flat in Avenida 5 de Outubro, Baixa, Olhão — image 3T4 flat in Avenida 5 de Outubro, Baixa, Olhão — image 4T4 flat in Avenida 5 de Outubro, Baixa, Olhão — image 5
Grade C+apartmentmid-range

T4 flat in Avenida 5 de Outubro, Baixa, Olhão

Olhão · Eastern Algarve ·

€1.3M

Asking Price (EUR)

2.3%

True Net Yield (Owner, all-in)

1.5%

True Net Yield (Managed, all-in)

3.3%

True Gross Yield

51%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.2 months ago and is currently at 18% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.76, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €46,019/yr
Average Daily Rate: €246
+10.0% vs area baselineModern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 64.6 years
5-yr Capital Value: €1.4M
10-yr Capital Value: €1.7M
Brixfox Score: 53.3 / 100
Comparable Properties: 18
Data Confidence: 96%
Search Radius: 2 km

True Investment Cost

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

€1.4M

+12.7% over asking

Asking price€1.3M
IMT — Property transfer tax (investment schedule)€93,750
IS — Stamp duty (0.8%)€10,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€18,750
Total acquisition costs€123,750
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€35,550
All-in investment (incl. renovation & furnishing)€1.4M

Gross yield (asking price)

3.7%

True gross yield (all-in)

3.3%

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: 4
Bathrooms: 5
Building: 322 m²
Style: contemporary
Condition: excellent
Year Built: 2022
Energy Certificate: A
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

floor-to-ceiling windowsopen-plan living

Score Breakdown

ROI
6.2
Visual Appeal
11.2
Ownership Security
13
Location
7.8
Land & Space
6
Rental Demand
5.12
Payback Speed
0
STR Suitability
4

Description

DELMAR WATERFRONT – Exclusive Seafront Apartments in Olhão Delmar Waterfront is a new luxury residential development, set in a prime seafront location in the peaceful and authentic town of Olhão, in the Algarve. Part of a contemporary private condominium, this elegant four-bedroom apartment, located on the ground flo

Location

📍 37.0256°N, 7.8417°W

· Olhão, Algarve, Portugal

View on Mediação Imobiliária do Alentejo →Also on Idealista.pt
T4 flat in Avenida 5 de Outubro, Baixa, Olhão
Idealista.pt
Source verified

T4 flat in Avenida 5 de Outubro, Baixa, Olhão

Olhão · Eastern Algarve · Freehold · Ref BF-3529
Ownership
Freehold
Bedrooms
4
Bathrooms
5
Built area
322 m²
True net yield
1.6%
≈ $3,628/mo net after costs & tax
Brixfox Score 53 · C+

Property details

Year built: 2022
Energy: A
Condition: excellent

Description

DELMAR WATERFRONT – Exclusive Seafront Apartments in Olhão Delmar Waterfront is a new luxury residential development, set in a prime seafront location in the peaceful and authentic town of Olhão, in the Algarve. Part of a contemporary private condominium, this elegant four-bedroom apartment, located on the ground flo

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$354/night
50% ($163)Brixfox estimate($354/night)200% ($652)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$31,881
Airbnb data$354/night · 51% occupancy
Rental income
$354/night · 51% occ.
$61,309
Running costs (20%)
Utilities, cleaning, maintenance
-$12,262
Income tax (10%)
Indonesian rental income tax
-$17,166
Property tax
Annual property tax
-$0
Net income
2.3% ROI
$31,881

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

Airbnb Comp Analysis

No nearby Airbnb listings found

Investment Returns

After-tax net yield · all-in cost basis

Approx. location

Net Yield · Fully-Managed · After Tax

1.6%

on all-in cost of $1,495,707

Scenario
Pre-tax
After-tax
Owner-managed
2.9%
2.5%
Fully-managed
1.9%
1.6%
After-tax nets ~28% non-resident IRS on AL income (simplified regime). Yields are on the all-in acquisition cost, not the asking price.

Gross Yield

4.1%

Annual Revenue

$61,309

Income Tax / yr

$5,364

Payback

65 yrs

True All-In Cost
Asking price$1,358,696
IMT — transfer tax (non-resident 7.5%)$101,902
Stamp duty (0.8%)$10,870
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$8,696
All-in cost$1,495,707

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$6.3M$4.7M$3.1M$1.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.3M
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 28: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.5M
+22%
Rental Income
+$156K
Total Position
$1.7M
+34%
6.0%/yr
Year 10
Capital Value
$1.9M
+48%
Rental Income
+$336K
Total Position
$2.2M
+75%
5.8%/yr
Year 20
Capital Value
$2.7M
+119%
Rental Income
+$788K
Total Position
$3.5M
+182%
5.3%/yr
Year 30
Capital Value
$4.1M
+224%
Rental Income
+$1.4M
Total Position
$5.4M
+336%
5.0%/yr

Location

Olhão

Eastern Algarve, Approximate area

Loading Map...

Ask Brixfox AI

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

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.3% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Strong
$326 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $326 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.3% is below 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

31% occ.
2.1%
$2,354/mo
41% occ.
2.7%
$3,108/mo
51% occ.
3.4%
$3,862/mo
current
61% occ.
4.1%
$4,617/mo

Inquire — direct to the agent

Your message goes straight to the listing agent. No middleman, no markup.

Your inquiry will be sent directly to the listing agent.

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.

Asking price · Freehold
$1,358,696
1.6%
Net yield
View original listing
Source verified · Idealista.pt · listed 2 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.