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Detached house in Praça João de Deus, Baixa, Olhão
Grade Avillamid-range

Detached house in Praça João de Deus, Baixa, Olhão

Olhão · Eastern Algarve ·

€219,000

Asking Price (EUR)

20.0%

True Gross Yield

53%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 3.1 months ago and is currently at 26% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.78, occupancy cap 68%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €52,633/yr
Average Daily Rate: €270
Brixfox Score: 76.4 / 100
Comparable Properties: 21
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.

€263,814

+20.5% over asking

Asking price€219,000
IMT — Property transfer tax (investment schedule)€6,327
IS — Stamp duty (0.8%)€1,752
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,285
Total acquisition costs€12,614
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,200
All-in investment (incl. renovation & furnishing)€263,814

Gross yield (asking price)

24.0%

True gross yield (all-in)

20.0%

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: 3
Building: 104 m²
Style: contemporary
Condition: new-build

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

modern facade with two-tone grey and white paintbalconies with black railingsrooftop terrace with pergola structure

Score Breakdown

ROI
25
Visual Appeal
12.2
Ownership Security
13
Location
7.8
Land & Space
4.08
Rental Demand
5.35
Payback Speed
5
STR Suitability
4

Description

House in the centre of Olhão with approved plans. An excellent opportunity in the heart of Olhão. Currently measuring 104 m², this property has approved plans for renovation and extension, transforming it into a modern three-bedroom house with three floors and a floor area of 142 m². The proposed layout includes: •

Location

📍 37.0260°N, 7.8410°W

· Olhão, Algarve, Portugal

Listed via Idealista.pt
3-bedroom freehold villa in Olhão — photo 1 of 1
Idealista.pt

Detached house in Praça João de Deus, Baixa, Olhão

Olhão · Eastern Algarve · Ref BF-69484 Source verified · Idealista.pt · listed 2 Jun 2026
Asking price · Freehold
$238,043
Ownership
Freehold
Bedrooms
3
Built area
104 m²
Brixfox Score 76 · A

What nearby Airbnbs actually earn

Brixfox tracks the live availability calendars of Airbnb listings around this property. The rates and occupancy below are observed from real bookings — this is the data behind every yield figure on this page.

Location

Olhão

Eastern Algarve, Approximate area

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Airbnb Comp Analysis

Finding Airbnb comps...

Property details

Condition: new-build

Description

House in the centre of Olhão with approved plans. An excellent opportunity in the heart of Olhão. Currently measuring 104 m², this property has approved plans for renovation and extension, transforming it into a modern three-bedroom house with three floors and a floor area of 142 m². The proposed layout includes: •

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.

Short-Term Rental

No STR data available for this property

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

—

Based on area comps — this property's exact location is unconfirmed

Scenario
Pre-tax
After-tax
Owner-managed
0.0%
—
Fully-managed
—
—
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

—

Annual Revenue

—

Income Tax / yr

—

Payback

—

True All-In Cost
Asking price$238,043
IMT — transfer tax (non-resident 7.5%)$17,853
Stamp duty (0.8%)$1,904
Notary + registry$2,174
Legal$4,011
Furnishing + STR launch$27,174
All-in cost$291,160

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$767K$575K$384K$192K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Today: $219K
Capital appreciation
Property value growing at +4%/yr based on Olhão market trends.
Year 5
Capital Value
$266K
+22%
Year 10
Capital Value
$324K
+48%
Year 20
Capital Value
$480K
+119%
Year 30
Capital Value
$710K
+224%
Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. A vetted local management partner is already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

Vetted by Brixfox 8+ yrs operating 110+ properties managed ~2h guest response

Atlantic Stays Management

Vetted

Alojamento Local management, Lisbon to the Algarve

22%
Management fee
of rental revenue — already in your Managed figures

End-to-end AL management for international owners. We handle the licence, the platforms and the guests so your second home pays for itself.

What the fee covers

  • Listing setup & optimisation (Airbnb, Booking.com, VRBO)
  • Dynamic pricing & revenue management
  • 24/7 multilingual guest communication
  • Guided check-in / check-out & key handling
  • Professional cleaning, laundry & restocking
  • Maintenance & repairs coordination
  • Monthly owner statements & payouts
  • Guest screening & damage protection
  • Alojamento Local (AL) licence handling & renewals
  • SEF/AIMA guest registration & tourist-tax filing
Visit Atlantic Stays Management

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
0.0% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$347 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 $347 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 0.0% 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

33% occ.
13.6%
$2,689/mo
43% occ.
17.6%
$3,492/mo
53% occ.
21.7%
$4,296/mo
current
63% occ.
25.7%
$5,099/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. Market factors in Portugal may impact actual yields.