T2 flat in Marina, Olhão
T2 flat in Marina, Olhão — image 2T2 flat in Marina, Olhão — image 3T2 flat in Marina, Olhão — image 4T2 flat in Marina, Olhão — image 5
Grade Bapartmentmid-range

T2 flat in Marina, Olhão

Olhão · Eastern Algarve ·

€380,000

Asking Price (EUR)

5.8%

True Net Yield (Owner, all-in)

3.9%

True Net Yield (Managed, all-in)

7.4%

True Gross Yield

46%

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: €32,235/yr
Average Daily Rate: €192
Payback Period: 24.6 years
5-yr Capital Value: €440,524
10-yr Capital Value: €510,688
Brixfox Score: 64.2 / 100
Comparable Properties: 55
Data Confidence: 96%
Search Radius: 2 km

True Investment Cost

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

€433,070

+14.0% over asking

Asking price€380,000
IMT — Property transfer tax (investment schedule)€18,230
IS — Stamp duty (0.8%)€3,040
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,700
Total acquisition costs€28,220
Renovation€0 — move-in ready
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)€433,070

Gross yield (asking price)

8.5%

True gross yield (all-in)

7.4%

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: 118 m²
Style: contemporary
Condition: excellent
Year Built: 2011
Energy Certificate: B

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

recessed ceiling lightingfrosted glass double doors

Score Breakdown

ROI
15.18
Visual Appeal
12.2
Ownership Security
13
Location
7.8
Land & Space
4.36
Rental Demand
4.61
Payback Speed
3
STR Suitability
4

Description

T2 apartment, almost new, with a privileged location, next to the Olhão Marina, a few minutes from Faro International Airport. The property is in excellent condition, has large areas and good finishes. It consists of an entrance hall, living room and kitchen in open space, with large dimensions and plenty of natural li

Location

📍 37.0231°N, 7.8500°W

· Olhão, Algarve, Portugal

View on Idealista.pt
T2 flat in Marina, Olhão
Idealista.pt
Source verified

T2 flat in Marina, Olhão

Olhão · Eastern Algarve · Freehold · Ref BF-4064
Ownership
Freehold
Bedrooms
2
Bathrooms
2
Built area
118 m²
True net yield
4.1%
≈ $2,794/mo net after costs & tax
Brixfox Score 64 · B

Property details

Year built: 2011
Energy: B
Condition: excellent

Description

T2 apartment, almost new, with a privileged location, next to the Olhão Marina, a few minutes from Faro International Airport. The property is in excellent condition, has large areas and good finishes. It consists of an entrance hall, living room and kitchen in open space, with large dimensions and plenty of natural li

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.

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$276/night
50% ($127)Brixfox estimate($276/night)200% ($507)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$22,327
Airbnb data$276/night · 46% occupancy
Rental income
$276/night · 46% occ.
$42,936
Running costs (20%)
Utilities, cleaning, maintenance
-$8,587
Income tax (10%)
Indonesian rental income tax
-$12,022
Property tax
Annual property tax
-$0
Net income
5.4% ROI
$22,327

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

4.1%

on all-in cost of $463,276

Scenario
Pre-tax
After-tax
Owner-managed
7.2%
6.4%
Fully-managed
4.9%
4.1%
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

9.3%

Annual Revenue

$42,936

Income Tax / yr

$3,757

Payback

25 yrs

True All-In Cost
Asking price$413,043
IMT — transfer tax (non-resident 7.5%)$30,978
Stamp duty (0.8%)$3,304
Notary + registry$2,174
Legal$5,080
Furnishing + STR launch$8,696
All-in cost$463,276

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$2.5M$1.9M$1.3M$635K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $380K
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 15: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$462K
+22%
Rental Income
+$109K
Total Position
$571K
+50%
8.5%/yr
Year 10
Capital Value
$562K
+48%
Rental Income
+$235K
Total Position
$798K
+110%
7.7%/yr
Year 20
Capital Value
$833K
+119%
Rental Income
+$552K
Total Position
$1.4M
+264%
6.7%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$977K
Total Position
$2.2M
+482%
6.0%/yr

Location

Olhão

Eastern Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.4% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$254 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 $254 — 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 46% — 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.
5.1%
$1,761/mo
40% occ.
6.8%
$2,348/mo
46% occ.
7.9%
$2,705/mo
current
56% occ.
9.6%
$3,292/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
$413,043
4.1%
Net yield
View original listing
Source verified · Idealista.pt · listed 2 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.