Semi-detached house in Rua das Lavadeiras, Baixa, Olhão
Semi-detached house in Rua das Lavadeiras, Baixa, Olhão — image 2Semi-detached house in Rua das Lavadeiras, Baixa, Olhão — image 3Semi-detached house in Rua das Lavadeiras, Baixa, Olhão — image 4Semi-detached house in Rua das Lavadeiras, Baixa, Olhão — image 5
Grade Bvilla

Semi-detached house in Rua das Lavadeiras, Baixa, Olhão

Olhão · Eastern Algarve ·

€470,000

Asking Price (EUR)

4.7%

True Net Yield (Owner, all-in)

3.2%

True Net Yield (Managed, all-in)

7.2%

True Gross Yield

43%

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: €40,623/yr
Average Daily Rate: €260
Payback Period: 14.3 years
5-yr Capital Value: €617,573
10-yr Capital Value: €751,372
Brixfox Score: 63.6 / 100
Comparable Properties: 26
Data Confidence: 89%
Search Radius: 2 km

True Investment Cost

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

€564,640

+20.1% over asking

Asking price€470,000
IMT — Property transfer tax (investment schedule)€25,430
IS — Stamp duty (0.8%)€3,760
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,050
Total acquisition costs€37,490
Renovation (est. €200/m² × 98 m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		€19,600
(€9,800–€29,400)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€37,550
All-in investment (incl. renovation & furnishing)€564,640

Gross yield (asking price)

8.6%

True gross yield (all-in)

7.2%

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: 4
Bathrooms: 3
Building: 98 m²
Year Built: 1951

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
18.55
Visual Appeal
10
Ownership Security
13
Location
7.8
Land & Space
3.96
Rental Demand
4.29
Payback Speed
3
STR Suitability
3

Description

Prestigious Villa As 3 Andorinhas - A Jewel in Downtown Olhão Description: Be enchanted by the authenticity of this unique property. Located in the heart of downtown Olhão, the house As 3 Andorinhas is proud to have one of the most beautiful and typical facades in the city, richly decorated with traditional tiles and

Location

📍 37.0257°N, 7.8404°W

· Olhão, Algarve, Portugal

View on Idealista.pt
Idealista.pt
Olhão / Eastern Algarve

Semi-detached house in Rua das Lavadeiras, Baixa, Olhão

Inventory
4 Beds
Bathrooms
3 Baths
Built Area
98 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 5.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score64
GradeB
Brixfox Intelligence
64BStrong
Score Breakdown
ROI & Yield70%
Capital Growth67%
Risk Profile66%
Market Demand64%

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
+9.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$88K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.9%
$2,500/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
17.0 yr
Rental only

Property details

Year built: 1951

Description

Prestigious Villa As 3 Andorinhas - A Jewel in Downtown Olhão Description: Be enchanted by the authenticity of this unique property. Located in the heart of downtown Olhão, the house As 3 Andorinhas is proud to have one of the most beautiful and typical facades in the city, richly decorated with traditional tiles and

Income Breakdown

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Nightly Rate (ADR)
$380/night
50% ($175)Brixfox estimate($380/night)200% ($698)
Occupancy
43%
10%Brixfox estimate(43%)100%

Short-Term Rental

Yearly income
$30,001
Airbnb data$380/night · 43% occupancy
Rental income
$380/night · 43% occ.
$59,413
Running costs (20%)
Utilities, cleaning, maintenance
-$11,883
Income tax (10%)
Indonesian rental income tax
-$16,636
Property tax
Annual property tax
-$894
Net income
5.9% ROI
$30,001

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$510,870
IMT (transfer tax, investment schedule)$27,641
Imposto de Selo (stamp duty)$4,087
Notary & registration$1,359
Legal / due diligence$7,663
Total acquisition costs$40,750
Renovation (~$217/m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		$21,304
($10,652–$31,957)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$38,641
All-in investment$611,565

Gross yield (asking)

11.6%

True gross yield (all-in)

9.7%

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.

$3.3M$2.4M$1.6M$816K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $470K
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 14: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$572K
+22%
Rental Income
+$147K
Total Position
$718K
+53%
8.9%/yr
Year 10
Capital Value
$696K
+48%
Rental Income
+$316K
Total Position
$1.0M
+115%
8.0%/yr
Year 20
Capital Value
$1.0M
+119%
Rental Income
+$742K
Total Position
$1.8M
+277%
6.9%/yr
Year 30
Capital Value
$1.5M
+224%
Rental Income
+$1.3M
Total Position
$2.8M
+504%
6.2%/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
Good
5.9% annual return
Occupancy
Weak
43% average occupancy
Nightly Rate
Strong
$349 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $349 — 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 43% — 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.
5.5%
$2,350/mo
40% occ.
7.4%
$3,158/mo
43% occ.
8.0%
$3,391/mo
current
53% occ.
9.9%
$4,200/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.