T2 flat in Rua Abílio Gouveia, 9, Estádio, Olhão
T2 flat in Rua Abílio Gouveia, 9, Estádio, Olhão — image 2T2 flat in Rua Abílio Gouveia, 9, Estádio, Olhão — image 3T2 flat in Rua Abílio Gouveia, 9, Estádio, Olhão — image 4T2 flat in Rua Abílio Gouveia, 9, Estádio, Olhão — image 5
Grade Bapartmentmid-range

T2 flat in Rua Abílio Gouveia, 9, Estádio, Olhão

Olhão · Eastern Algarve ·

€275,000

Asking Price (EUR)

5.3%

True Net Yield (Owner, all-in)

3.7%

True Net Yield (Managed, all-in)

8.2%

True Gross Yield

45%

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: €25,956/yr
Average Daily Rate: €158
-15.0% vs area baselineImage quality 6/10 (-3%), No pool (-12%)
Payback Period: 13.2 years
5-yr Capital Value: €361,346
10-yr Capital Value: €439,633
Brixfox Score: 63 / 100
Comparable Properties: 58
Data Confidence: 97%
Search Radius: 2 km

True Investment Cost

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

€317,672

+15.5% over asking

Asking price€275,000
IMT — Property transfer tax (investment schedule)€10,247
IS — Stamp duty (0.8%)€2,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,125
Total acquisition costs€17,822
Renovation€0 — move-in ready
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)€317,672

Gross yield (asking price)

9.4%

True gross yield (all-in)

8.2%

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: 100 m²
Style: minimalist
Condition: new-build
Year Built: 2025
Energy Certificate: Not indicated

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
19.46
Visual Appeal
8.2
Ownership Security
13
Location
7.8
Land & Space
4
Rental Demand
4.51
Payback Speed
3
STR Suitability
3

Description

2-Bedroom Apartment Renovated in 2025 – Olhão We present this magnificent 2-bedroom apartment, completely renovated in 2025, where every detail has been designed to offer comfort, modernity, and quality. With complete plumbing, sewage, and electrical work, ensuring safety and excellent efficiency. The apartment is ch

Location

📍 37.0300°N, 7.8463°W

· Olhão, Algarve, Portugal

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

T2 flat in Rua Abílio Gouveia, 9, Estádio, Olhão

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

Grade B investment — short-term rental yields 6.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score63
GradeB
Brixfox Intelligence
63BStrong
Score Breakdown
ROI & Yield69%
Capital Growth66%
Risk Profile65%
Market Demand63%

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
+10.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$52K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.4%
$1,590/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
15.7 yr
Rental only

Property details

Year built: 2025
Energy: Not indicated
Condition: new-build

Description

2-Bedroom Apartment Renovated in 2025 – Olhão We present this magnificent 2-bedroom apartment, completely renovated in 2025, where every detail has been designed to offer comfort, modernity, and quality. With complete plumbing, sewage, and electrical work, ensuring safety and excellent efficiency. The apartment is ch

Income Breakdown

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Nightly Rate (ADR)
$229/night
50% ($105)Brixfox estimate($229/night)200% ($422)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$19,079
Airbnb data$229/night · 45% occupancy
Rental income
$229/night · 45% occ.
$37,696
Running costs (20%)
Utilities, cleaning, maintenance
-$7,539
Income tax (10%)
Indonesian rental income tax
-$10,555
Property tax
Annual property tax
-$523
Net income
6.4% ROI
$19,079

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$298,913
IMT (transfer tax, investment schedule)$11,138
Imposto de Selo (stamp duty)$2,391
Notary & registration$1,359
Legal / due diligence$4,484
Total acquisition costs$19,372
RenovationMove-in ready
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$345,296

Gross yield (asking)

12.6%

True gross yield (all-in)

10.9%

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.

$2.0M$1.5M$993K$497K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $275K
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 14: 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
$335K
+22%
Rental Income
+$93K
Total Position
$428K
+56%
9.2%/yr
Year 10
Capital Value
$407K
+48%
Rental Income
+$201K
Total Position
$608K
+121%
8.3%/yr
Year 20
Capital Value
$603K
+119%
Rental Income
+$472K
Total Position
$1.1M
+291%
7.1%/yr
Year 30
Capital Value
$892K
+224%
Rental Income
+$835K
Total Position
$1.7M
+528%
6.3%/yr

Location

Olhão

Eastern Algarve, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.4% annual return
Occupancy
Average
45% average occupancy
Nightly Rate
Strong
$211 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $211 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 45% — factor in seasonal gaps

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
5.7%
$1,420/mo
40% occ.
7.7%
$1,908/mo
45% occ.
8.7%
$2,155/mo
current
55% occ.
10.6%
$2,643/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.