T2 flat in Avenida Doutor Bernardino da Silva, Cavalinha - Bombeiros, Olhão
T2 flat in Avenida Doutor Bernardino da Silva, Cavalinha - Bombeiros, Olhão — image 2T2 flat in Avenida Doutor Bernardino da Silva, Cavalinha - Bombeiros, Olhão — image 3T2 flat in Avenida Doutor Bernardino da Silva, Cavalinha - Bombeiros, Olhão — image 4T2 flat in Avenida Doutor Bernardino da Silva, Cavalinha - Bombeiros, Olhão — image 5
Grade B+apartmentmid-range

T2 flat in Avenida Doutor Bernardino da Silva, Cavalinha - Bombeiros, Olhão

Olhão · Eastern Algarve ·

€289,000

Asking Price (EUR)

5.4%

True Net Yield (Owner, all-in)

3.7%

True Net Yield (Managed, all-in)

8.3%

True Gross Yield

45%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.3 months ago and is currently at 11% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.73, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €28,241/yr
Average Daily Rate: €172
-3.0% vs area baselineImage quality 6/10 (-3%), Modern/contemporary style (+12%), No pool (-12%)
Payback Period: 12.5 years
5-yr Capital Value: €379,742
10-yr Capital Value: €462,014
Brixfox Score: 66.6 / 100
Comparable Properties: 58
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.

€339,464

+17.5% over asking

Asking price€289,000
IMT — Property transfer tax (investment schedule)€11,227
IS — Stamp duty (0.8%)€2,312
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,335
Total acquisition costs€19,124
Renovation (est. €55/m² × 118 m²)
Light touch-ups — paint, fixtures, deep clean.		€6,490
(€3,540–€9,440)
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)€339,464

Gross yield (asking price)

9.8%

True gross yield (all-in)

8.3%

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: 118 m²
Style: contemporary
Condition: good
Energy Certificate: C

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
20.12
Visual Appeal
10.8
Ownership Security
13
Location
7.8
Land & Space
4.36
Rental Demand
4.49
Payback Speed
3
STR Suitability
3

Description

Renovated 2 bedroom apartment in the center of Olhão. The building has 2 elevators and the apartment is on the second floor. The kitchen is fully equipped, and the property is rented furnished. It has a balcony throughout the length of the house. Energy Rating: C ref: APA_488.

Location

📍 37.0344°N, 7.8352°W

· Olhão, Algarve, Portugal

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

T2 flat in Avenida Doutor Bernardino da Silva, Cavalinha - Bombeiros, Olhão

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

Grade B+ investment — short-term rental yields 6.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score67
GradeB+
Brixfox Intelligence
67B+Strong
Score Breakdown
ROI & Yield74%
Capital Growth70%
Risk Profile69%
Market Demand67%

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
+10.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$54K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.8%
$1,768/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
14.8 yr
Rental only

Property details

Energy: C
Condition: good

Description

Renovated 2 bedroom apartment in the center of Olhão. The building has 2 elevators and the apartment is on the second floor. The kitchen is fully equipped, and the property is rented furnished. It has a balcony throughout the length of the house. Energy Rating: C ref: APA_488.

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$255/night
50% ($117)Brixfox estimate($255/night)200% ($470)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$21,215
Airbnb data$255/night · 45% occupancy
Rental income
$255/night · 45% occ.
$41,855
Running costs (20%)
Utilities, cleaning, maintenance
-$8,371
Income tax (10%)
Indonesian rental income tax
-$11,720
Property tax
Annual property tax
-$550
Net income
6.8% ROI
$21,215

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$314,130
IMT (transfer tax, investment schedule)$12,203
Imposto de Selo (stamp duty)$2,513
Notary & registration$1,359
Legal / due diligence$4,712
Total acquisition costs$20,787
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$7,054
($3,848–$10,261)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$368,983

Gross yield (asking)

13.3%

True gross yield (all-in)

11.3%

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.

$2.1M$1.6M$1.1M$536K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $289K
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
$352K
+22%
Rental Income
+$104K
Total Position
$455K
+58%
9.5%/yr
Year 10
Capital Value
$428K
+48%
Rental Income
+$224K
Total Position
$652K
+125%
8.5%/yr
Year 20
Capital Value
$633K
+119%
Rental Income
+$524K
Total Position
$1.2M
+301%
7.2%/yr
Year 30
Capital Value
$937K
+224%
Rental Income
+$929K
Total Position
$1.9M
+546%
6.4%/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
6.8% annual return
Occupancy
Weak
45% average occupancy
Nightly Rate
Strong
$235 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

Premium nightly rate of $235 — 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.
6.1%
$1,585/mo
40% occ.
8.1%
$2,128/mo
45% occ.
9.2%
$2,396/mo
current
55% occ.
11.2%
$2,939/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.