T3 flat in Pechão, Olhão
Grade Aapartmentmid-range

T3 flat in Pechão, Olhão

Olhão · Eastern Algarve ·

€420,000

Asking Price (EUR)

7.1%

True Net Yield (Owner, all-in)

4.9%

True Net Yield (Managed, all-in)

10.9%

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: €52,699/yr
Average Daily Rate: €237
+3.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%)
Payback Period: 9.8 years
5-yr Capital Value: €551,874
10-yr Capital Value: €671,439
Brixfox Score: 76.2 / 100
Comparable Properties: 22
Data Confidence: 94%
Search Radius: 2 km

True Investment Cost

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

€482,540

+14.9% over asking

Asking price€420,000
IMT — Property transfer tax (investment schedule)€21,430
IS — Stamp duty (0.8%)€3,360
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,300
Total acquisition costs€32,340
Renovation€0 — move-in ready
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)€482,540

Gross yield (asking price)

12.6%

True gross yield (all-in)

10.9%

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: 163 m²
Style: modern
Condition: new-build

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

mirrored room dividerintegrated kitchen appliances

Score Breakdown

ROI
23.41
Visual Appeal
13.6
Ownership Security
13
Location
7.8
Land & Space
5.26
Rental Demand
6.09
Payback Speed
4
STR Suitability
3

Description

3 bedroom flat, with quality finishes, located in a quiet area, with easy access to the A22, as well as various amenities and services, such as supermarkets, cafes, market, schools, clinic and health centre. This spectacular flat consists of a fully equipped kitchen with Bosch appliances (extractor fan, induction hob,

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

T3 flat in Pechão, Olhão

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

Grade A investment — short-term rental yields 8.6% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score76
GradeA
Brixfox Intelligence
76AExcellent
Score Breakdown
ROI & Yield84%
Capital Growth80%
Risk Profile77%
Market Demand76%

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
+12.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$79K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.6%
$3,273/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
11.6 yr
Rental only

Property details

Condition: new-build

Description

3 bedroom flat, with quality finishes, located in a quiet area, with easy access to the A22, as well as various amenities and services, such as supermarkets, cafes, market, schools, clinic and health centre. This spectacular flat consists of a fully equipped kitchen with Bosch appliances (extractor fan, induction hob,

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$347/night
50% ($159)Brixfox estimate($347/night)200% ($638)
Occupancy
61%
10%Brixfox estimate(61%)100%

Short-Term Rental

Yearly income
$39,273
Airbnb data$347/night · 61% occupancy
Rental income
$347/night · 61% occ.
$77,061
Running costs (20%)
Utilities, cleaning, maintenance
-$15,412
Income tax (10%)
Indonesian rental income tax
-$21,577
Property tax
Annual property tax
-$799
Net income
8.6% ROI
$39,273

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$456,522
IMT (transfer tax, investment schedule)$23,293
Imposto de Selo (stamp duty)$3,652
Notary & registration$1,359
Legal / due diligence$6,848
Total acquisition costs$35,152
RenovationMove-in ready
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$524,500

Gross yield (asking)

16.9%

True gross yield (all-in)

14.7%

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.

$3.5M$2.7M$1.8M$886K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $420K
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
$511K
+22%
Rental Income
+$192K
Total Position
$703K
+67%
10.8%/yr
Year 10
Capital Value
$622K
+48%
Rental Income
+$414K
Total Position
$1.0M
+147%
9.4%/yr
Year 20
Capital Value
$920K
+119%
Rental Income
+$971K
Total Position
$1.9M
+350%
7.8%/yr
Year 30
Capital Value
$1.4M
+224%
Rental Income
+$1.7M
Total Position
$3.1M
+634%
6.9%/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
8.6% annual return
Occupancy
Good
61% average occupancy
Nightly Rate
Strong
$319 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

High rental yield at 8.6% — outperforms most villas in this market
Premium nightly rate of $319 — 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.
7.8%
$2,953/mo
51% occ.
9.7%
$3,691/mo
61% occ.
11.6%
$4,429/mo
current
71% occ.
13.6%
$5,167/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.