Detached house in Rua dos Arménios, Baixa, Olhão
Detached house in Rua dos Arménios, Baixa, Olhão — image 2Detached house in Rua dos Arménios, Baixa, Olhão — image 3Detached house in Rua dos Arménios, Baixa, Olhão — image 4Detached house in Rua dos Arménios, Baixa, Olhão — image 5
Grade Bvillamid-range

Detached house in Rua dos Arménios, Baixa, Olhão

Olhão · Eastern Algarve ·

€369,000

Asking Price (EUR)

4.9%

True Net Yield (Owner, all-in)

3.4%

True Net Yield (Managed, all-in)

7.6%

True Gross Yield

50%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 months ago and is currently at 17% 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: €32,293/yr
Average Daily Rate: €176
Payback Period: 14.3 years
5-yr Capital Value: €484,861
10-yr Capital Value: €589,907
Brixfox Score: 63.8 / 100
Comparable Properties: 49
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.

€426,842

+15.7% over asking

Asking price€369,000
IMT — Property transfer tax (investment schedule)€17,350
IS — Stamp duty (0.8%)€2,952
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,535
Total acquisition costs€27,087
Renovation (est. €55/m² × 71 m²)
Light touch-ups — paint, fixtures, deep clean.		€3,905
(€2,130–€5,680)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€26,850
All-in investment (incl. renovation & furnishing)€426,842

Gross yield (asking price)

8.8%

True gross yield (all-in)

7.6%

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: 2
Building: 71 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: B-

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional blue and white exteriorcobblestone streetnautical themed bedroom decor

Score Breakdown

ROI
18.56
Visual Appeal
10
Ownership Security
13
Location
7.8
Land & Space
3.42
Rental Demand
5.03
Payback Speed
3
STR Suitability
3

Description

The Cosmopolitan Retreat 1 Minute from the Ria: The Jewel of Olhão's Downtown Nestled in the most privileged enclave of Olhão's downtown, just a one-minute walk from the iconic Municipal Markets and the embarkation pier for the barrier islands, lies a property that embodies the concept of 'Luxury Location'. This tradi

Location

📍 37.0260°N, 7.8410°W

· Olhão, Algarve, Portugal

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Idealista.pt
Olhão / Eastern Algarve

Detached house in Rua dos Arménios, Baixa, Olhão

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

Grade B investment — short-term rental yields 5.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score64
GradeB
Brixfox Intelligence
64BStrong
Score Breakdown
ROI & Yield70%
Capital Growth67%
Risk Profile66%
Market Demand64%

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
+9.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$69K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.9%
$1,965/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
17.0 yr
Rental only

Property details

Energy: B-
Condition: good

Description

The Cosmopolitan Retreat 1 Minute from the Ria: The Jewel of Olhão's Downtown Nestled in the most privileged enclave of Olhão's downtown, just a one-minute walk from the iconic Municipal Markets and the embarkation pier for the barrier islands, lies a property that embodies the concept of 'Luxury Location'. This tradi

Income Breakdown

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Nightly Rate (ADR)
$254/night
50% ($117)Brixfox estimate($254/night)200% ($468)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$23,578
Airbnb data$254/night · 50% occupancy
Rental income
$254/night · 50% occ.
$46,691
Running costs (20%)
Utilities, cleaning, maintenance
-$9,338
Income tax (10%)
Indonesian rental income tax
-$13,074
Property tax
Annual property tax
-$702
Net income
5.9% ROI
$23,578

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$401,087
IMT (transfer tax, investment schedule)$18,859
Imposto de Selo (stamp duty)$3,209
Notary & registration$1,359
Legal / due diligence$6,016
Total acquisition costs$29,442
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$4,245
($2,315–$6,174)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$461,785

Gross yield (asking)

11.6%

True gross yield (all-in)

10.1%

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.

$2.6M$1.9M$1.3M$641K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $369K
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
$449K
+22%
Rental Income
+$115K
Total Position
$564K
+53%
8.9%/yr
Year 10
Capital Value
$546K
+48%
Rental Income
+$249K
Total Position
$795K
+115%
8.0%/yr
Year 20
Capital Value
$809K
+119%
Rental Income
+$583K
Total Position
$1.4M
+277%
6.9%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$1.0M
Total Position
$2.2M
+504%
6.2%/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
5.9% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$234 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

Premium nightly rate of $234 — 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 50% — 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.
4.7%
$1,582/mo
40% occ.
6.4%
$2,124/mo
50% occ.
8.0%
$2,665/mo
current
60% occ.
9.6%
$3,207/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.