Detached house in Caminho Vale de Sobreira, Pechão
Detached house in Caminho Vale de Sobreira, Pechão — image 2Detached house in Caminho Vale de Sobreira, Pechão — image 3Detached house in Caminho Vale de Sobreira, Pechão — image 4Detached house in Caminho Vale de Sobreira, Pechão — image 5
Grade Bvillamid-range

Detached house in Caminho Vale de Sobreira, Pechão

Olhão · Eastern Algarve ·

€890,000

Asking Price (EUR)

1.4%

True Net Yield (Owner, all-in)

1.0%

True Net Yield (Managed, all-in)

2.1%

True Gross Yield

48%

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: €21,944/yr
Average Daily Rate: €126
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 50.1 years
5-yr Capital Value: €1.2M
10-yr Capital Value: €1.4M
Brixfox Score: 62.6 / 100
Comparable Properties: 5
Data Confidence: 56%
Search Radius: 6 km

True Investment Cost

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

€1.0M

+15.1% over asking

Asking price€890,000
IMT — Property transfer tax (investment schedule)€53,400
IS — Stamp duty (0.8%)€7,120
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€13,350
Total acquisition costs€75,120
Renovation (est. €55/m² × 258 m²)
Light touch-ups — paint, fixtures, deep clean.		€14,190
(€7,740–€20,640)
Furnishing & STR launch (5bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€45,400
All-in investment (incl. renovation & furnishing)€1.0M

Gross yield (asking price)

2.5%

True gross yield (all-in)

2.1%

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: 5
Bathrooms: 4
Building: 258 m²
Land: 2280 m²
Style: portuguese-traditional
Condition: good
Year Built: 2009
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large outdoor terracerooftop accessspacious paved driveway

Score Breakdown

ROI
9.86
Visual Appeal
12.2
Ownership Security
13
Location
7.8
Land & Space
12
Rental Demand
4.77
Payback Speed
0
STR Suitability
3

Description

5 bedroom villa with sea views and Farol Island, very well located and with easy access to the city center. On the ground floor we can find 3 bedrooms, 2 bathrooms, 1 pantry, a kitchen with fireplace and open space living room, an entrance hall and a storage room. The first floor has a common room, 2 bedrooms, 2 bath

Location

📍 37.0260°N, 7.8410°W

· Olhão, Algarve, Portugal

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Idealista.pt
Olhão / Eastern Algarve

Detached house in Caminho Vale de Sobreira, Pechão

Inventory
5 Beds
Bathrooms
4 Baths
Built Area
258 m²
Land Plot
2280 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 1.6% 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
+5.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$167K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.6%
$1,250/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
16 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
64.5 yr
Rental only

Property details

Year built: 2009
Energy: C
Condition: good

Description

5 bedroom villa with sea views and Farol Island, very well located and with easy access to the city center. On the ground floor we can find 3 bedrooms, 2 bathrooms, 1 pantry, a kitchen with fireplace and open space living room, an entrance hall and a storage room. The first floor has a common room, 2 bedrooms, 2 bath

Income Breakdown

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Nightly Rate (ADR)
$185/night
50% ($85)Brixfox estimate($185/night)200% ($339)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$15,000
Airbnb data$185/night · 48% occupancy
Rental income
$185/night · 48% occ.
$32,102
Running costs (20%)
Utilities, cleaning, maintenance
-$6,420
Income tax (10%)
Indonesian rental income tax
-$8,989
Property tax
Annual property tax
-$1,693
Net income
1.6% ROI
$15,000

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$967,391
IMT (transfer tax, investment schedule)$58,043
Imposto de Selo (stamp duty)$7,739
Notary & registration$1,359
Legal / due diligence$14,511
Total acquisition costs$81,652
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$15,424
($8,413–$22,435)
Furnishing & STR launch
5bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$47,174
All-in investment$1,111,641

Gross yield (asking)

3.3%

True gross yield (all-in)

2.9%

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.

$4.1M$3.1M$2.0M$1.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $890K
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.
2x return
Year 15: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.1M
+22%
Rental Income
+$73K
Total Position
$1.2M
+30%
5.4%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$158K
Total Position
$1.5M
+66%
5.2%/yr
Year 20
Capital Value
$2.0M
+119%
Rental Income
+$371K
Total Position
$2.3M
+161%
4.9%/yr
Year 30
Capital Value
$2.9M
+224%
Rental Income
+$657K
Total Position
$3.5M
+298%
4.7%/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
Weak
1.6% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Good
$170 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Strong
2280 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Generous 2280 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.6% is below the market average — model your cashflow carefully

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
1.3%
$1,037/mo
40% occ.
1.8%
$1,430/mo
48% occ.
2.1%
$1,732/mo
current
58% occ.
2.6%
$2,124/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.