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 C+apartmentbudget

T2 flat in Baixa, Olhão

Olhão · Eastern Algarve ·

€235,000

Asking Price (EUR)

3.5%

True Net Yield (Owner, all-in)

2.1%

True Net Yield (Managed, all-in)

4.9%

True Gross Yield

44%

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: €16,677/yr
Average Daily Rate: €103
-45.0% vs area baselineImage quality 5/10 (-6%), Dated style (-15%), No pool (-12%), Budget finish (-12%)
Payback Period: 39.2 years
5-yr Capital Value: €272,429
10-yr Capital Value: €315,820
Brixfox Score: 50.5 / 100
Comparable Properties: 58
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.

€337,052

+43.4% over asking

Asking price€235,000
IMT — Property transfer tax (investment schedule)€7,447
IS — Stamp duty (0.8%)€1,880
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,525
Total acquisition costs€14,102
Renovation (est. €900/m² × 79 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€71,100
(€55,300–€86,900)
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)€337,052

Gross yield (asking price)

7.1%

True gross yield (all-in)

4.9%

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: 79 m²
Style: dated
Condition: needs-renovation
Year Built: 1979
Energy Certificate: F

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

arched pass-through windowfireplace

Score Breakdown

ROI
9.93
Visual Appeal
6.8
Ownership Security
13
Location
7.8
Land & Space
3.58
Rental Demand
4.44
Payback Speed
1
STR Suitability
4

Description

T2 apartment in Olhão, a few minutes from downtown and close to services and amenities. Located on the 3rd and top floor of a building without an elevator, this apartment stands out for its brightness and functionality, consisting of: • Two bedrooms with plenty of natural light • Equipped open-plan kitchen with access

Location

📍 37.0286°N, 7.8419°W

· Olhão, Algarve, Portugal

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

T2 flat in Baixa, Olhão

Olhão · Eastern Algarve · Freehold · Ref BF-4543
Ownership
Freehold
Bedrooms
2
Bathrooms
1
Built area
79 m²
True net yield
2.5%
≈ $1,316/mo net after costs & tax
Brixfox Score 51 · C+

Property details

Year built: 1979
Energy: F
Condition: needs-renovation

Description

T2 apartment in Olhão, a few minutes from downtown and close to services and amenities. Located on the 3rd and top floor of a building without an elevator, this apartment stands out for its brightness and functionality, consisting of: • Two bedrooms with plenty of natural light • Equipped open-plan kitchen with access

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)
$148/night
50% ($68)Brixfox estimate($148/night)200% ($272)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$11,551
Airbnb data$148/night · 44% occupancy
Rental income
$148/night · 44% occ.
$22,213
Running costs (20%)
Utilities, cleaning, maintenance
-$4,443
Income tax (10%)
Indonesian rental income tax
-$6,220
Property tax
Annual property tax
-$0
Net income
4.5% ROI
$11,551

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

2.5%

on all-in cost of $291,516

Scenario
Pre-tax
After-tax
Owner-managed
5.4%
4.8%
Fully-managed
3.2%
2.5%
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

7.6%

Annual Revenue

$22,213

Income Tax / yr

$1,943

Payback

39 yrs

True All-In Cost
Asking price$255,435
IMT — transfer tax (non-resident 7.5%)$19,158
Stamp duty (0.8%)$2,043
Notary + registry$2,174
Legal$4,011
Furnishing + STR launch$8,696
All-in cost$291,516

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$1.5M$1.1M$729K$364K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $235K
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 18: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$286K
+22%
Rental Income
+$56K
Total Position
$342K
+46%
7.8%/yr
Year 10
Capital Value
$348K
+48%
Rental Income
+$122K
Total Position
$470K
+100%
7.2%/yr
Year 20
Capital Value
$515K
+119%
Rental Income
+$286K
Total Position
$800K
+241%
6.3%/yr
Year 30
Capital Value
$762K
+224%
Rental Income
+$506K
Total Position
$1.3M
+439%
5.8%/yr

Location

Olhão

Eastern Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.5% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Good
$136 per night
Visual Appeal
Weak
3/10 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
Yield of 4.5% is near 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.
4.4%
$945/mo
40% occ.
5.9%
$1,260/mo
44% occ.
6.6%
$1,399/mo
current
54% occ.
8.1%
$1,715/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
$255,435
2.5%
Net yield
View original listing
Source verified · Idealista.pt · listed 2 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.