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 Bapartmentbudget

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

Olhão · Eastern Algarve ·

€254,000

Asking Price (EUR)

5.2%

True Net Yield (Owner, all-in)

3.3%

True Net Yield (Managed, all-in)

7.0%

True Gross Yield

45%

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: €20,530/yr
Average Daily Rate: €125
-32.0% vs area baselineImage quality 6/10 (-3%), Dated style (-15%), No pool (-12%), Has view (+10%), Budget finish (-12%)
Payback Period: 30.2 years
5-yr Capital Value: €294,456
10-yr Capital Value: €341,355
Brixfox Score: 56.4 / 100
Comparable Properties: 58
Data Confidence: 95%
Search Radius: 2 km

True Investment Cost

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

€293,154

+15.4% over asking

Asking price€254,000
IMT — Property transfer tax (investment schedule)€8,777
IS — Stamp duty (0.8%)€2,032
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,810
Total acquisition costs€15,869
Renovation (est. €55/m² × 117 m²)
Light touch-ups — paint, fixtures, deep clean.		€6,435
(€3,510–€9,360)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€16,850
All-in investment (incl. renovation & furnishing)€293,154

Gross yield (asking price)

8.1%

True gross yield (all-in)

7.0%

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: 1
Building: 117 m²
Style: dated
Condition: good
Year Built: 1983
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
12.59
Visual Appeal
8.2
Ownership Security
13
Location
7.8
Land & Space
4.34
Rental Demand
4.5
Payback Speed
2
STR Suitability
4

Description

PROPERTY PROMOTED IN THE MULTIPLE OFFERS SYSTEM   Base price: 254 000 €. The owner is available to analyze all proposals presented in a sealed letter, above this price, on the date 30/04/2026. If the owner considers that the conditions for acceptance of one of the proposals are not met, he may request to all the

Location

📍 37.0328°N, 7.8358°W

· Olhão, Algarve, Portugal

View on RE/MAX Select II →Also on Idealista.pt
T2 flat in Avenida Doutor Bernardino da Silva, Cavalinha - Bombeiros, Olhão
Idealista.pt
Source verified

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

Olhão · Eastern Algarve · Freehold · Ref BF-4425
Ownership
Freehold
Bedrooms
2
Bathrooms
1
Built area
117 m²
True net yield
3.3%
≈ $1,693/mo net after costs & tax
Brixfox Score 56 · B

Property details

Year built: 1983
Energy: C
Condition: good

Description

PROPERTY PROMOTED IN THE MULTIPLE OFFERS SYSTEM   Base price: 254 000 €. The owner is available to analyze all proposals presented in a sealed letter, above this price, on the date 30/04/2026. If the owner considers that the conditions for acceptance of one of the proposals are not met, he may request to all 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.

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$180/night
50% ($83)Brixfox estimate($180/night)200% ($331)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$14,220
Airbnb data$180/night · 45% occupancy
Rental income
$180/night · 45% occ.
$27,346
Running costs (20%)
Utilities, cleaning, maintenance
-$5,469
Income tax (10%)
Indonesian rental income tax
-$7,657
Property tax
Annual property tax
-$0
Net income
5.2% ROI
$14,220

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

Approx. location

Net Yield · Fully-Managed · After Tax

3.3%

on all-in cost of $313,883

Scenario
Pre-tax
After-tax
Owner-managed
6.5%
5.7%
Fully-managed
4.1%
3.3%
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

8.7%

Annual Revenue

$27,346

Income Tax / yr

$2,392

Payback

30 yrs

True All-In Cost
Asking price$276,087
IMT — transfer tax (non-resident 7.5%)$20,707
Stamp duty (0.8%)$2,209
Notary + registry$2,174
Legal$4,011
Furnishing + STR launch$8,696
All-in cost$313,883

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$1.7M$1.2M$832K$416K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $254K
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 16: 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
$309K
+22%
Rental Income
+$69K
Total Position
$378K
+49%
8.3%/yr
Year 10
Capital Value
$376K
+48%
Rental Income
+$150K
Total Position
$526K
+107%
7.6%/yr
Year 20
Capital Value
$557K
+119%
Rental Income
+$352K
Total Position
$908K
+258%
6.6%/yr
Year 30
Capital Value
$824K
+224%
Rental Income
+$622K
Total Position
$1.4M
+469%
6.0%/yr

Location

Olhão

Eastern Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.2% annual return
Occupancy
Weak
45% average occupancy
Nightly Rate
Good
$165 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

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.
5.0%
$1,149/mo
40% occ.
6.7%
$1,532/mo
45% occ.
7.5%
$1,723/mo
current
55% occ.
9.2%
$2,106/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
$276,087
3.3%
Net yield
View original listing
Source verified · Idealista.pt · listed 2 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.