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Detached house in Rua da Cerca Nn, Baixa, Olhão
Detached house in Rua da Cerca Nn, Baixa, Olhão — image 2Detached house in Rua da Cerca Nn, Baixa, Olhão — image 3Detached house in Rua da Cerca Nn, Baixa, Olhão — image 4Detached house in Rua da Cerca Nn, Baixa, Olhão — image 5
Grade C+villabudget

Detached house in Rua da Cerca Nn, Baixa, Olhão

Olhão · Eastern Algarve ·

€320,000

Asking Price (EUR)

3.4%

True Net Yield (Owner, all-in)

1.9%

True Net Yield (Managed, all-in)

5.3%

True Gross Yield

42%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.8 months ago and is currently at 23% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.77, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €22,987/yr
Average Daily Rate: €148
-28.0% vs area baselineImage quality 4/10 (-9%), Portuguese-traditional style (+5%), No pool (-12%), Budget finish (-12%)
Payback Period: 49.4 years
5-yr Capital Value: €370,968
10-yr Capital Value: €430,053
Brixfox Score: 47.1 / 100
Comparable Properties: 44
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.

€433,790

+35.6% over asking

Asking price€320,000
IMT — Property transfer tax (investment schedule)€13,430
IS — Stamp duty (0.8%)€2,560
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,800
Total acquisition costs€22,040
Renovation (est. €900/m² × 81 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€72,900
(€56,700–€89,100)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€18,850
All-in investment (incl. renovation & furnishing)€433,790

Gross yield (asking price)

7.2%

True gross yield (all-in)

5.3%

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: 81 m²
Style: portuguese-traditional
Condition: needs-renovation
Year Built: 1951
Energy Certificate: F

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional facaderooftop terrace potential

Score Breakdown

ROI
8.07
Visual Appeal
5.4
Ownership Security
13
Location
7.8
Land & Space
3.62
Rental Demand
4.24
Payback Speed
1
STR Suitability
4

Description

Located in the heart of Olhão's historic downtown, just a few minutes' walk from the waterfront, the iconic Olhão Markets, the Marina, and a wide range of restaurants, cafés, and local amenities, this single-storey townhouse presents an excellent opportunity for both residential living and investment. Situated on a qu

Location

📍 37.0273°N, 7.8421°W

· Olhão, Algarve, Portugal

Listed by Casas do Sotavento via Idealista.pt
2-bedroom freehold villa in Olhão — photo 1 of 5
Idealista.pt
2-bedroom freehold villa in Olhão — photo 2 of 5
2-bedroom freehold villa in Olhão — photo 3 of 5
2-bedroom freehold villa in Olhão — photo 4 of 5
2-bedroom freehold villa in Olhão — photo 5 of 5

Detached house in Rua da Cerca Nn, Baixa, Olhão

Olhão · Eastern Algarve · Ref BF-84161 Source verified · Idealista.pt · listed 22 Jun 2026
Asking price · Freehold
$347,826
Ownership
Freehold
Bedrooms
2
Bathrooms
1
Built area
81 m²
True net yield
2.0%
≈ $1,590/mo net after costs & tax
5-yr total return (net + appreciation)
8.2% / yr avg
Payback in ~49 yrs from rent
Brixfox Score 47 · C+

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

Year built: 1951
Energy: F
Condition: needs-renovation

Description

Located in the heart of Olhão's historic downtown, just a few minutes' walk from the waterfront, the iconic Olhão Markets, the Marina, and a wide range of restaurants, cafés, and local amenities, this single-storey townhouse presents an excellent opportunity for both residential living and investment. Situated on a qu

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)
$210/night
50% ($96)Brixfox estimate($210/night)200% ($386)
Occupancy
42%
10%Brixfox estimate(42%)100%

Short-Term Rental

Yearly income
$15,634
Airbnb data$210/night · 42% occupancy
Rental income
$210/night · 42% occ.
$30,066
Running costs (20%)
Utilities, cleaning, maintenance
-$6,013
Income tax (10%)
Indonesian rental income tax
-$8,419
Property tax
Annual property tax
-$0
Net income
4.5% ROI
$15,634

Investment Returns

After-tax net yield · all-in cost basis

Approx. location

Net Yield · Fully-Managed · After Tax

2.0%

on all-in cost of $410,322

Scenario
Pre-tax
After-tax
Owner-managed
4.7%
4.0%
Fully-managed
2.7%
2.0%
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

7.3%

Annual Revenue

$30,066

Income Tax / yr

$2,630

Payback

49 yrs

True All-In Cost
Asking price$347,826
IMT — transfer tax (non-resident 7.5%)$26,087
Stamp duty (0.8%)$2,783
Notary + registry$2,174
Legal$4,278
Furnishing + STR launch$27,174
All-in cost$410,322

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$2.0M$1.5M$990K$495K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $320K
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
$389K
+22%
Rental Income
+$76K
Total Position
$466K
+46%
7.8%/yr
Year 10
Capital Value
$474K
+48%
Rental Income
+$165K
Total Position
$639K
+100%
7.2%/yr
Year 20
Capital Value
$701K
+119%
Rental Income
+$386K
Total Position
$1.1M
+240%
6.3%/yr
Year 30
Capital Value
$1.0M
+224%
Rental Income
+$684K
Total Position
$1.7M
+438%
5.8%/yr
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.

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.5% annual return
Occupancy
Weak
42% average occupancy
Nightly Rate
Good
$193 per night
Visual Appeal
Weak
2/10 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.
4.6%
$1,339/mo
40% occ.
6.2%
$1,785/mo
42% occ.
6.5%
$1,894/mo
current
52% occ.
8.1%
$2,340/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.