T3 flat in Rua 25 de Abril, Pechão, Olhão
Grade Aapartmentmid-range

T3 flat in Rua 25 de Abril, Pechão, Olhão

Olhão · Eastern Algarve ·

€359,000

Asking Price (EUR)

9.0%

True Net Yield (Owner, all-in)

6.3%

True Net Yield (Managed, all-in)

13.9%

True Gross Yield

61%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% 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: €59,068/yr
Average Daily Rate: €266
Payback Period: 7.5 years
5-yr Capital Value: €471,721
10-yr Capital Value: €573,920
Brixfox Score: 75.2 / 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.

€424,497

+18.2% over asking

Asking price€359,000
IMT — Property transfer tax (investment schedule)€16,550
IS — Stamp duty (0.8%)€2,872
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,385
Total acquisition costs€26,057
Renovation (est. €55/m² × 168 m²)
Light touch-ups — paint, fixtures, deep clean.		€9,240
(€5,040–€13,440)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€30,200
All-in investment (incl. renovation & furnishing)€424,497

Gross yield (asking price)

16.4%

True gross yield (all-in)

13.9%

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: 168 m²
Style: contemporary
Condition: good

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large sectional sofamodern abstract wall art

Score Breakdown

ROI
25
Visual Appeal
10
Ownership Security
13
Location
7.8
Land & Space
5.36
Rental Demand
6.08
Payback Speed
5
STR Suitability
3

Description

We present this excellent 3 bedroom flat, located in Pechão, in a quiet and easily accessible area, ideal for families or for those looking for comfort and quality of life. The property consists of three spacious bedrooms, a large and bright living room, functional kitchen, two bathrooms and generous balconies, which p

Location

📍 37.0260°N, 7.8410°W

· Olhão, Algarve, Portugal

View on VILLAS & CA Imobiliária →Also on Idealista.pt
Idealista.pt
Olhão / Eastern Algarve

T3 flat in Rua 25 de Abril, Pechão, Olhão

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

Grade A investment — short-term rental yields 11.4% net return annually.

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The Investment

Brixfox Score75
GradeA
Brixfox Intelligence
75AExcellent
Score Breakdown
ROI & Yield83%
Capital Growth79%
Risk Profile76%
Market Demand75%

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
+15.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$67K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
11.4%
$3,691/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.8 yr
Rental only

Property details

Condition: good

Description

We present this excellent 3 bedroom flat, located in Pechão, in a quiet and easily accessible area, ideal for families or for those looking for comfort and quality of life. The property consists of three spacious bedrooms, a large and bright living room, functional kitchen, two bathrooms and generous balconies, which p

Income Breakdown

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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
$44,295
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
-$683
Net income
11.4% ROI
$44,295

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$390,217
IMT (transfer tax, investment schedule)$17,989
Imposto de Selo (stamp duty)$3,122
Notary & registration$1,359
Legal / due diligence$5,853
Total acquisition costs$28,323
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$10,043
($5,478–$14,609)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$461,410

Gross yield (asking)

22.2%

True gross yield (all-in)

18.7%

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.

$3.6M$2.7M$1.8M$892K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $359K
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 8: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$437K
+22%
Rental Income
+$216K
Total Position
$653K
+82%
12.7%/yr
Year 10
Capital Value
$531K
+48%
Rental Income
+$467K
Total Position
$999K
+178%
10.8%/yr
Year 20
Capital Value
$787K
+119%
Rental Income
+$1.1M
Total Position
$1.9M
+424%
8.6%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$1.9M
Total Position
$3.1M
+764%
7.5%/yr

Location

Olhão

Eastern Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
11.4% annual return
Occupancy
Good
61% average occupancy
Nightly Rate
Strong
$359 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

High rental yield at 11.4% — outperforms most villas in this market
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.
10.2%
$3,328/mo
51% occ.
12.8%
$4,159/mo
61% occ.
15.3%
$4,989/mo
current
71% occ.
17.9%
$5,819/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.