T2 flat in Baixa, Olhão
Grade B+apartmentmid-range

T2 flat in Baixa, Olhão

Olhão · Eastern Algarve ·

€265,900

Asking Price (EUR)

6.5%

True Net Yield (Owner, all-in)

4.5%

True Net Yield (Managed, all-in)

10.0%

True Gross Yield

51%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.8 months ago and is currently at 15% 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: €31,177/yr
Average Daily Rate: €167
Payback Period: 10.6 years
5-yr Capital Value: €349,389
10-yr Capital Value: €425,085
Brixfox Score: 68.9 / 100
Comparable Properties: 48
Data Confidence: 98%
Search Radius: 2 km

True Investment Cost

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

€312,346

+17.5% over asking

Asking price€265,900
IMT — Property transfer tax (investment schedule)€9,610
IS — Stamp duty (0.8%)€2,127
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,989
Total acquisition costs€16,976
Renovation (est. €55/m² × 84 m²)
Light touch-ups — paint, fixtures, deep clean.		€4,620
(€2,520–€6,720)
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)€312,346

Gross yield (asking price)

11.7%

True gross yield (all-in)

10.0%

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
Building: 84 m²
Style: contemporary
Condition: good

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

glass coffee table with unique baseL-shaped sectional sofa

Score Breakdown

ROI
22.35
Visual Appeal
10
Ownership Security
13
Location
7.8
Land & Space
3.68
Rental Demand
5.1
Payback Speed
4
STR Suitability
3

Description

T2 apartment is fully renovated with an excellent location. Located in the center of Olhão near the bus station, close to all services and leisure areas and 10 minutes from the ferry terminal to the beaches (Armona, Farol and Culatra islands). Comprising a fully equipped kitchen, 1 full bathroom, 2 balconies, 1 sunroo

Location

📍 37.0260°N, 7.8410°W

· Olhão, Algarve, Portugal

View on Casa Arrenda →Also on Idealista.pt
Idealista.pt
Olhão / Eastern Algarve

T2 flat in Baixa, Olhão

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

Grade B+ investment — short-term rental yields 8.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score69
GradeB+
Brixfox Intelligence
69B+Strong
Score Breakdown
ROI & Yield76%
Capital Growth72%
Risk Profile71%
Market Demand69%

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
+11.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$50K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.0%
$1,928/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
12.5 yr
Rental only

Property details

Condition: good

Description

T2 apartment is fully renovated with an excellent location. Located in the center of Olhão near the bus station, close to all services and leisure areas and 10 minutes from the ferry terminal to the beaches (Armona, Farol and Culatra islands). Comprising a fully equipped kitchen, 1 full bathroom, 2 balconies, 1 sunroo

Income Breakdown

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Nightly Rate (ADR)
$244/night
50% ($112)Brixfox estimate($244/night)200% ($449)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$23,130
Airbnb data$244/night · 51% occupancy
Rental income
$244/night · 51% occ.
$45,454
Running costs (20%)
Utilities, cleaning, maintenance
-$9,091
Income tax (10%)
Indonesian rental income tax
-$12,727
Property tax
Annual property tax
-$506
Net income
8.0% ROI
$23,130

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$289,022
IMT (transfer tax, investment schedule)$10,446
Imposto de Selo (stamp duty)$2,312
Notary & registration$1,359
Legal / due diligence$4,336
Total acquisition costs$18,452
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$5,022
($2,739–$7,304)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$339,507

Gross yield (asking)

15.7%

True gross yield (all-in)

13.4%

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.

$2.2M$1.6M$1.1M$539K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $266K
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 11: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$324K
+22%
Rental Income
+$113K
Total Position
$436K
+64%
10.4%/yr
Year 10
Capital Value
$394K
+48%
Rental Income
+$244K
Total Position
$638K
+140%
9.1%/yr
Year 20
Capital Value
$583K
+119%
Rental Income
+$572K
Total Position
$1.2M
+334%
7.6%/yr
Year 30
Capital Value
$862K
+224%
Rental Income
+$1.0M
Total Position
$1.9M
+605%
6.7%/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
Strong
8.0% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Strong
$225 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.0% — outperforms most villas in this market
Premium nightly rate of $225 — 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 51% — 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

31% occ.
6.5%
$1,570/mo
41% occ.
8.7%
$2,090/mo
51% occ.
10.8%
$2,609/mo
current
61% occ.
13.0%
$3,129/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.