T2 flat in Baixa, Olhão
T2 flat in Baixa, Olhão — image 2T2 flat in Baixa, Olhão — image 3T2 flat in Baixa, Olhão — image 4T2 flat in Baixa, Olhão — image 5
Grade Bapartmentluxury

T2 flat in Baixa, Olhão

Olhão · Eastern Algarve ·

€1.3M

Asking Price (EUR)

2.1%

True Net Yield (Owner, all-in)

1.3%

True Net Yield (Managed, all-in)

3.0%

True Gross Yield

47%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.2 months ago and is currently at 19% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.76, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €44,093/yr
Average Daily Rate: €256
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 74.1 years
5-yr Capital Value: €1.5M
10-yr Capital Value: €1.8M
Brixfox Score: 55.8 / 100
Comparable Properties: 58
Data Confidence: 99%
Search Radius: 2 km

True Investment Cost

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

€1.5M

+13.1% over asking

Asking price€1.3M
IMT — Property transfer tax (investment schedule)€98,250
IS — Stamp duty (0.8%)€10,480
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€19,650
Total acquisition costs€129,630
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€42,450
All-in investment (incl. renovation & furnishing)€1.5M

Gross yield (asking price)

3.4%

True gross yield (all-in)

3.0%

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
Bathrooms: 3
Building: 164 m²
Style: contemporary
Condition: excellent
Year Built: 2022
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity-edge-poolmarina-view

Score Breakdown

ROI
5.4
Visual Appeal
15.6
Ownership Security
13
Location
7.8
Land & Space
5.28
Rental Demand
4.72
Payback Speed
0
STR Suitability
4

Description

This exclusive 2 bedroom flat on the seafront, located in Olhão, combines contemporary elegance with the natural beauty of the Ria Formosa and the Atlantic Ocean. The large windows allow abundant natural light to enter, creating bright and welcoming environments, always accompanied by stunning views of the sea and the

Location

📍 37.0259°N, 7.8419°W

· Olhão, Algarve, Portugal

View on JANELA IMOBILIÁRIA →Also on Idealista.pt
T2 flat in Baixa, Olhão
Idealista.pt
Source verified

T2 flat in Baixa, Olhão

Olhão · Eastern Algarve · Freehold · Ref BF-4022
Ownership
Freehold
Bedrooms
2
Bathrooms
3
Built area
164 m²
True net yield
1.4%
≈ $3,394/mo net after costs & tax
Brixfox Score 56 · B

Property details

Year built: 2022
Energy: A
Condition: excellent

Description

This exclusive 2 bedroom flat on the seafront, located in Olhão, combines contemporary elegance with the natural beauty of the Ria Formosa and the Atlantic Ocean. The large windows allow abundant natural light to enter, creating bright and welcoming environments, always accompanied by stunning views of the sea and the

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

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Customize your projections
Nightly Rate (ADR)
$368/night
50% ($169)Brixfox estimate($368/night)200% ($677)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$30,540
Airbnb data$368/night · 47% occupancy
Rental income
$368/night · 47% occ.
$58,730
Running costs (20%)
Utilities, cleaning, maintenance
-$11,746
Income tax (10%)
Indonesian rental income tax
-$16,445
Property tax
Annual property tax
-$0
Net income
2.1% ROI
$30,540

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

Airbnb Comp Analysis

No nearby Airbnb listings found

Investment Returns

After-tax net yield · all-in cost basis

Exact location

Net Yield · Fully-Managed · After Tax

1.4%

on all-in cost of $1,566,337

Scenario
Pre-tax
After-tax
Owner-managed
2.6%
2.3%
Fully-managed
1.7%
1.4%
After-tax nets ~28% non-resident IRS on AL income (simplified regime). Yields are on the all-in acquisition cost, not the asking price.

Gross Yield

3.8%

Annual Revenue

$58,730

Income Tax / yr

$5,139

Payback

74 yrs

True All-In Cost
Asking price$1,423,913
IMT — transfer tax (non-resident 7.5%)$106,793
Stamp duty (0.8%)$11,391
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$8,696
All-in cost$1,566,337

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$6.4M$4.8M$3.2M$1.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.3M
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 30: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.6M
+22%
Rental Income
+$149K
Total Position
$1.7M
+33%
5.9%/yr
Year 10
Capital Value
$1.9M
+48%
Rental Income
+$322K
Total Position
$2.3M
+73%
5.6%/yr
Year 20
Capital Value
$2.9M
+119%
Rental Income
+$755K
Total Position
$3.6M
+177%
5.2%/yr
Year 30
Capital Value
$4.2M
+224%
Rental Income
+$1.3M
Total Position
$5.6M
+326%
5.0%/yr

Location

Olhão

Eastern Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.1% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Strong
$339 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $339 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.1% 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.
2.0%
$2,352/mo
40% occ.
2.6%
$3,136/mo
47% occ.
3.1%
$3,700/mo
current
57% occ.
3.8%
$4,484/mo

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Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Market factors in Portugal may impact actual yields.

Asking price · Freehold
$1,423,913
1.4%
Net yield
View original listing
Source verified · Idealista.pt · listed 2 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.