Detached house in Rua Joaquim Agostinho, Pechão, Olhão
Grade B+villamid-range

Detached house in Rua Joaquim Agostinho, Pechão, Olhão

Olhão · Eastern Algarve ·

€745,000

Asking Price (EUR)

5.3%

True Net Yield (Owner, all-in)

3.6%

True Net Yield (Managed, all-in)

7.0%

True Gross Yield

48%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.3 months ago and is currently at 20% 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: €59,182/yr
Average Daily Rate: €341
+18.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has pool (+10%)
Payback Period: 28.6 years
5-yr Capital Value: €915,827
10-yr Capital Value: €1.1M
Brixfox Score: 65 / 100
Comparable Properties: 31
Data Confidence: 84%
Search Radius: 2 km

True Investment Cost

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

€848,135

+13.8% over asking

Asking price€745,000
IMT — Property transfer tax (investment schedule)€44,700
IS — Stamp duty (0.8%)€5,960
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,175
Total acquisition costs€63,085
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€40,050
All-in investment (incl. renovation & furnishing)€848,135

Gross yield (asking price)

7.9%

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: 4
Building: 225 m²
Style: portuguese-traditional
Condition: excellent
Private Pool
pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

private swimming poolwooden deck around pooltraditional Portuguese architecture

Score Breakdown

ROI
13.22
Visual Appeal
13.6
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
4.75
Payback Speed
2
STR Suitability
4

Description

Exclusive Renovated 4 Bedroom Villa with Swimming Pool and 80m2 basement - Olhão Your dream getaway in the Algarve is here. We present this 4 bedroom detached villa, located in a quiet urbanisation in Olhão, which stands out for its modern design and excellent use of natural light. Exterior Highlights: A private leis

Location

📍 37.0260°N, 7.8410°W

· Olhão, Algarve, Portugal

View on Idealista.pt
Detached house in Rua Joaquim Agostinho, Pechão, Olhão
Idealista.pt
Source verified

Detached house in Rua Joaquim Agostinho, Pechão, Olhão

Olhão · Eastern Algarve · Freehold · Ref BF-5790
Ownership
Freehold
Bedrooms
4
Built area
225 m²
True net yield
3.5%
≈ $4,961/mo net after costs & tax
Brixfox Score 65 · B+

Property details

Condition: excellent
View: pool

Description

Exclusive Renovated 4 Bedroom Villa with Swimming Pool and 80m2 basement - Olhão Your dream getaway in the Algarve is here. We present this 4 bedroom detached villa, located in a quiet urbanisation in Olhão, which stands out for its modern design and excellent use of natural light. Exterior Highlights: A private leis

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

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Nightly Rate (ADR)
$489/night
50% ($225)Brixfox estimate($489/night)200% ($900)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$40,826
Airbnb data$489/night · 48% occupancy
Rental income
$489/night · 48% occ.
$78,511
Running costs (20%)
Utilities, cleaning, maintenance
-$15,702
Income tax (10%)
Indonesian rental income tax
-$21,983
Property tax
Annual property tax
-$0
Net income
5.0% ROI
$40,826

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

Area estimate

Net Yield · Area Estimate

3.5%

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

Scenario
Pre-tax
After-tax
Owner-managed
6.1%
5.4%
Fully-managed
4.2%
3.5%
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

8.1%

Annual Revenue

$78,511

Income Tax / yr

$6,870

Payback

29 yrs

True All-In Cost
Asking price$809,783
IMT — transfer tax (non-resident 7.5%)$64,402
Stamp duty (0.8%)$6,870
Notary + registry$2,174
Legal$10,562
Furnishing + STR launch$27,174
All-in cost$969,877

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$4.8M$3.6M$2.4M$1.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $745K
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
$906K
+22%
Rental Income
+$199K
Total Position
$1.1M
+48%
8.2%/yr
Year 10
Capital Value
$1.1M
+48%
Rental Income
+$431K
Total Position
$1.5M
+106%
7.5%/yr
Year 20
Capital Value
$1.6M
+119%
Rental Income
+$1.0M
Total Position
$2.6M
+255%
6.5%/yr
Year 30
Capital Value
$2.4M
+224%
Rental Income
+$1.8M
Total Position
$4.2M
+464%
5.9%/yr

Location

Olhão

Eastern Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.0% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Strong
$450 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $450 — 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 48% — 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.
4.6%
$3,124/mo
40% occ.
6.2%
$4,165/mo
48% occ.
7.3%
$4,946/mo
current
58% occ.
8.9%
$5,987/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
$809,783
3.5%
Net yield
View original listing
Source verified · Idealista.pt · listed 3 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.