Detached house in Baixa, Olhão
Grade B+villamid-range

Detached house in Baixa, Olhão

Olhão · Eastern Algarve ·

€580,000

Asking Price (EUR)

5.8%

True Net Yield (Owner, all-in)

4.0%

True Net Yield (Managed, all-in)

8.9%

True Gross Yield

61%

Occupancy

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.

Projected Gross Revenue: €59,474/yr
Average Daily Rate: €268
Payback Period: 12.1 years
5-yr Capital Value: €762,111
10-yr Capital Value: €927,225
Brixfox Score: 68.2 / 100
Comparable Properties: 15
Data Confidence: 92%
Search Radius: 2 km

True Investment Cost

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

€668,940

+15.3% over asking

Asking price€580,000
IMT — Property transfer tax (investment schedule)€34,230
IS — Stamp duty (0.8%)€4,640
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,700
Total acquisition costs€48,820
Renovation (est. €55/m² × 144 m²)
Light touch-ups — paint, fixtures, deep clean.		€7,920
(€4,320–€11,520)
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)€668,940

Gross yield (asking price)

10.3%

True gross yield (all-in)

8.9%

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
Building: 144 m²
Style: portuguese-traditional
Condition: good

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

covered outdoor dining areabuilt-in BBQtraditional Portuguese tilespotted plants

Score Breakdown

ROI
20.49
Visual Appeal
10
Ownership Security
13
Location
7.8
Land & Space
4.88
Rental Demand
6.08
Payback Speed
3
STR Suitability
3

Description

Excellent villa located in downtown Olhão, five minutes walk from the city's traditional markets, the marina, the pier to the islands of the Ria Formosa and the restaurant area. This villa has two entrances, one of which has access to the backyard, consisting of 2 floors: - Ground floor consisting of a large living

Location

📍 37.0260°N, 7.8410°W

· Olhão, Algarve, Portugal

View on VIP Algarve Property Olhão →Also on Idealista.pt
Idealista.pt
Olhão / Eastern Algarve

Detached house in Baixa, Olhão

Inventory
3 Beds
Bathrooms
0 Baths
Built Area
144 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 7.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score68
GradeB+
Brixfox Intelligence
68B+Strong
Score Breakdown
ROI & Yield75%
Capital Growth71%
Risk Profile70%
Market Demand68%

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
+10.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$109K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.0%
$3,656/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
14.4 yr
Rental only

Property details

Condition: good

Description

Excellent villa located in downtown Olhão, five minutes walk from the city's traditional markets, the marina, the pier to the islands of the Ria Formosa and the restaurant area. This villa has two entrances, one of which has access to the backyard, consisting of 2 floors: - Ground floor consisting of a large living

Income Breakdown

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Customize your projections
Nightly Rate (ADR)
$390/night
50% ($179)Brixfox estimate($390/night)200% ($717)
Occupancy
61%
10%Brixfox estimate(61%)100%

Short-Term Rental

Yearly income
$43,875
Airbnb data$390/night · 61% occupancy
Rental income
$390/night · 61% occ.
$86,497
Running costs (20%)
Utilities, cleaning, maintenance
-$17,299
Income tax (10%)
Indonesian rental income tax
-$24,219
Property tax
Annual property tax
-$1,103
Net income
7.0% ROI
$43,875

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$630,435
IMT (transfer tax, investment schedule)$37,207
Imposto de Selo (stamp duty)$5,043
Notary & registration$1,359
Legal / due diligence$9,457
Total acquisition costs$53,065
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$8,609
($4,696–$12,522)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$724,935

Gross yield (asking)

13.7%

True gross yield (all-in)

11.9%

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.

$4.4M$3.3M$2.2M$1.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $580K
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 13: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$706K
+22%
Rental Income
+$214K
Total Position
$920K
+59%
9.7%/yr
Year 10
Capital Value
$859K
+48%
Rental Income
+$463K
Total Position
$1.3M
+128%
8.6%/yr
Year 20
Capital Value
$1.3M
+119%
Rental Income
+$1.1M
Total Position
$2.4M
+306%
7.3%/yr
Year 30
Capital Value
$1.9M
+224%
Rental Income
+$1.9M
Total Position
$3.8M
+555%
6.5%/yr

Location

Olhão

Eastern Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.0% annual return
Occupancy
Good
61% average occupancy
Nightly Rate
Strong
$359 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $359 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Compact plot at 0 m² — limited expansion potential

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

41% occ.
6.3%
$3,293/mo
51% occ.
7.8%
$4,124/mo
61% occ.
9.4%
$4,954/mo
current
71% occ.
11.0%
$5,784/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.