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Detached house in Pechão
Detached house in Pechão — image 2Detached house in Pechão — image 3Detached house in Pechão — image 4Detached house in Pechão — image 5
Grade B+villaluxury

Detached house in Pechão

Olhão · Eastern Algarve ·

€1.6M

Asking Price (EUR)

2.9%

True Net Yield (Owner, all-in)

1.9%

True Net Yield (Managed, all-in)

4.0%

True Gross Yield

57%

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: €70,706/yr
Average Daily Rate: €340
+33.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has countryside (+10%), Luxury finish (+8%)
Payback Period: 52.0 years
5-yr Capital Value: €1.8M
10-yr Capital Value: €2.1M
Brixfox Score: 65.4 / 100
Comparable Properties: 6
Data Confidence: 61%
Search Radius: 4 km

True Investment Cost

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

€1.8M

+13.9% over asking

Asking price€1.6M
IMT — Property transfer tax (investment schedule)€116,250
IS — Stamp duty (0.8%)€12,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€23,250
Total acquisition costs€153,150
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€62,150
All-in investment (incl. renovation & furnishing)€1.8M

Gross yield (asking price)

4.6%

True gross yield (all-in)

4.0%

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
Bathrooms: 5
Building: 340 m²
Land: 12440 m²
Style: contemporary
Condition: excellent
Year Built: 2012
Energy Certificate: A
Private Pool
countryside

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity poollarge outdoor living spacemodern kitchen island with seatingexpansive glass doors

Score Breakdown

ROI
7.68
Visual Appeal
15.2
Ownership Security
13
Location
7.8
Land & Space
12
Rental Demand
5.7
Payback Speed
0
STR Suitability
4

Description

Set amongst the almond groves of the Central Algarve, Quinta do Pica-Pau is a beautifully positioned country residence enjoying far-reaching views towards the Ria Formosa and the Atlantic Ocean beyond. Occupying a privileged position within expansive private grounds, the property offers a wonderful sense of space, priv

Location

📍 37.0524°N, 7.8539°W

· Olhão, Algarve, Portugal

Visit Mapro Real Estate | Knight Frank →Listed via Idealista.pt
4-bedroom freehold villa in Olhão — photo 1 of 5
Mapro Real Estate | Knight Frank
4-bedroom freehold villa in Olhão — photo 2 of 5
4-bedroom freehold villa in Olhão — photo 3 of 5
4-bedroom freehold villa in Olhão — photo 4 of 5
4-bedroom freehold villa in Olhão — photo 5 of 5

Detached house in Pechão

Olhão · Eastern Algarve · Ref BF-90560 Source verified · Mapro Real Estate | Knight Frank · listed 1 Jul 2026
Asking price · Freehold
$1,684,783
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
5
Built area
340 m²
Land
12440 m²
True net yield
1.9%
≈ $5,465/mo net after costs & tax
5-yr total return (net + appreciation)
6.6% / yr avg
Payback in ~52 yrs from rent
Brixfox Score 65 · B+

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: 2012
Energy: A
Condition: excellent
View: countryside

Description

Set amongst the almond groves of the Central Algarve, Quinta do Pica-Pau is a beautifully positioned country residence enjoying far-reaching views towards the Ria Formosa and the Atlantic Ocean beyond. Occupying a privileged position within expansive private grounds, the property offers a wonderful sense of space, priv

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)
$476/night
50% ($219)Brixfox estimate($476/night)200% ($876)
Occupancy
57%
10%Brixfox estimate(57%)100%

Short-Term Rental

Indicative
Yearly income
$47,634
Likely range $28,580 – $66,687
Airbnb data$476/night · 57% occupancy
Rental income
$476/night · 57% occ.
$91,603
Running costs (20%)
Utilities, cleaning, maintenance
-$18,321
Income tax (10%)
Indonesian rental income tax
-$25,649
Property tax
Annual property tax
-$0
Net income
2.8% ROI
$47,634

Investment Returns

After-tax net yield · all-in cost basis

Exact location

Net Yield · Fully-Managed · After Tax

1.9%

on all-in cost of $1,867,337

Scenario
Pre-tax
After-tax
Owner-managed
3.5%
3.1%
Fully-managed
2.4%
1.9%
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

4.9%

Annual Revenue

$91,603

Income Tax / yr

$8,015

Payback

52 yrs

True All-In Cost
Asking price$1,684,783
IMT — transfer tax (non-resident 7.5%)$126,359
Stamp duty (0.8%)$13,478
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$1,867,337

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$8.2M$6.1M$4.1M$2.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.6M
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 25: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.9M
+22%
Rental Income
+$233K
Total Position
$2.1M
+37%
6.4%/yr
Year 10
Capital Value
$2.3M
+48%
Rental Income
+$502K
Total Position
$2.8M
+80%
6.1%/yr
Year 20
Capital Value
$3.4M
+119%
Rental Income
+$1.2M
Total Position
$4.6M
+195%
5.6%/yr
Year 30
Capital Value
$5.0M
+224%
Rental Income
+$2.1M
Total Position
$7.1M
+359%
5.2%/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
Weak
2.8% annual return
Occupancy
Average
57% average occupancy
Nightly Rate
Strong
$438 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
12440 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $438 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 12440 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.8% 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

37% occ.
2.7%
$3,745/mo
47% occ.
3.4%
$4,758/mo
57% occ.
4.1%
$5,771/mo
current
67% occ.
4.8%
$6,784/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.