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Detached house in Pechão
Grade C+villabudget

Detached house in Pechão

Olhão · Eastern Algarve ·

€430,000

Asking Price (EUR)

3.1%

True Net Yield (Owner, all-in)

2.0%

True Net Yield (Managed, all-in)

4.3%

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: €35,152/yr
Average Daily Rate: €168
-41.0% vs area baselineImage quality 3/10 (-12%), Dated style (-15%), No pool (-12%), Has countryside (+10%), Budget finish (-12%)
Payback Period: 32.3 years
5-yr Capital Value: €498,488
10-yr Capital Value: €577,884
Brixfox Score: 54 / 100
Comparable Properties: 27
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.

€809,570

+88.3% over asking

Asking price€430,000
IMT — Property transfer tax (investment schedule)€22,230
IS — Stamp duty (0.8%)€3,440
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,450
Total acquisition costs€33,370
Renovation (est. €900/m² × 360 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€324,000
(€252,000–€396,000)
Furnishing & STR launch (3bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€22,200
All-in investment (incl. renovation & furnishing)€809,570

Gross yield (asking price)

8.2%

True gross yield (all-in)

4.3%

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: 3
Building: 360 m²
Style: dated
Condition: needs-renovation
countryside

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
11.85
Visual Appeal
3.6
Ownership Security
13
Location
7.8
Land & Space
6
Rental Demand
5.73
Payback Speed
2
STR Suitability
4

Description

Old house with 170 m², to be renovated, set on a 2.2-hectare plot of land. The land is well suited for agriculture and includes a water tank, borehole, and good access. Excluded from the Energy Certification System (SCE) under paragraph g) of no. 2 of article 18 of Decree-Law no. 101-D/2020, of December 7. Energy Ra

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 Pechão

Olhão · Eastern Algarve · Ref BF-90688 Source verified · Idealista.pt · listed 1 Jul 2026
Asking price · Freehold
$467,391
Ownership
Freehold
Bedrooms
3
Built area
360 m²
True net yield
3.1%
≈ $2,692/mo net after costs & tax
5-yr total return (net + appreciation)
8.8% / yr avg
Payback in ~32 yrs from rent
Brixfox Score 54 · 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

Condition: needs-renovation
View: countryside

Description

Old house with 170 m², to be renovated, set on a 2.2-hectare plot of land. The land is well suited for agriculture and includes a water tank, borehole, and good access. Excluded from the Energy Certification System (SCE) under paragraph g) of no. 2 of article 18 of Decree-Law no. 101-D/2020, of December 7. Energy Ra

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)
$235/night
50% ($108)Brixfox estimate($235/night)200% ($432)
Occupancy
57%
10%Brixfox estimate(57%)100%

Short-Term Rental

Indicative
Yearly income
$23,681
Likely range $14,209 – $33,153
Airbnb data$235/night · 57% occupancy
Rental income
$235/night · 57% occ.
$45,540
Running costs (20%)
Utilities, cleaning, maintenance
-$9,108
Income tax (10%)
Indonesian rental income tax
-$12,751
Property tax
Annual property tax
-$0
Net income
5.1% ROI
$23,681

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

3.1%

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

Scenario
Pre-tax
After-tax
Owner-managed
6.0%
5.2%
Fully-managed
3.8%
3.1%
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

8.4%

Annual Revenue

$45,540

Income Tax / yr

$3,985

Payback

32 yrs

True All-In Cost
Asking price$467,391
IMT — transfer tax (non-resident 7.5%)$35,054
Stamp duty (0.8%)$3,739
Notary + registry$2,174
Legal$5,749
Furnishing + STR launch$27,174
All-in cost$541,282

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$2.8M$2.1M$1.4M$699K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $430K
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
$523K
+22%
Rental Income
+$116K
Total Position
$639K
+49%
8.2%/yr
Year 10
Capital Value
$637K
+48%
Rental Income
+$250K
Total Position
$886K
+106%
7.5%/yr
Year 20
Capital Value
$942K
+119%
Rental Income
+$585K
Total Position
$1.5M
+255%
6.5%/yr
Year 30
Capital Value
$1.4M
+224%
Rental Income
+$1.0M
Total Position
$2.4M
+465%
5.9%/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
Good
5.1% annual return
Occupancy
Average
57% average occupancy
Nightly Rate
Strong
$216 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

Premium nightly rate of $216 — 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 57% — 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

37% occ.
4.8%
$1,868/mo
47% occ.
6.1%
$2,369/mo
57% occ.
7.4%
$2,869/mo
current
67% occ.
8.7%
$3,369/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.