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

Detached house in Rua da Cerca, Baixa, Olhão

Olhão · Eastern Algarve ·

€365,000

Asking Price (EUR)

4.1%

True Net Yield (Owner, all-in)

2.6%

True Net Yield (Managed, all-in)

5.9%

True Gross Yield

58%

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: €31,188/yr
Average Daily Rate: €147
-48.0% vs area baselineImage quality 4/10 (-9%), Dated style (-15%), No pool (-12%), Budget finish (-12%)
Payback Period: 32.7 years
5-yr Capital Value: €423,135
10-yr Capital Value: €490,529
Brixfox Score: 50.8 / 100
Comparable Properties: 28
Data Confidence: 97%
Search Radius: 2 km

True Investment Cost

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

€532,675

+45.9% over asking

Asking price€365,000
IMT — Property transfer tax (investment schedule)€17,030
IS — Stamp duty (0.8%)€2,920
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,475
Total acquisition costs€26,675
Renovation (est. €900/m² × 132 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€118,800
(€92,400–€145,200)
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)€532,675

Gross yield (asking price)

8.5%

True gross yield (all-in)

5.9%

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
Bathrooms: 2
Building: 132 m²
Land: 78 m²
Style: dated
Condition: needs-renovation
Year Built: NaN
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
11.71
Visual Appeal
4.4
Ownership Security
13
Location
7.8
Land & Space
2.04
Rental Demand
5.81
Payback Speed
2
STR Suitability
4

Description

3 bedroom villa with two floors and terrace, located in downtown Olhão and close to all amenities. This property, built before 1951, offers a surprisingly generous space for the location, with an entrance through two distinct streets, which allows the creation of two independent accesses and opens up the possibility of

Location

📍 37.0284°N, 7.8421°W

· Olhão, Algarve, Portugal

Listed by VIP ALGARVE PROPERTY - OLHÃO via Idealista.pt
3-bedroom freehold villa in Olhão — photo 1 of 5
Idealista.pt
3-bedroom freehold villa in Olhão — photo 2 of 5
3-bedroom freehold villa in Olhão — photo 3 of 5
3-bedroom freehold villa in Olhão — photo 4 of 5
3-bedroom freehold villa in Olhão — photo 5 of 5

Detached house in Rua da Cerca, Baixa, Olhão

Olhão · Eastern Algarve · Ref BF-90717 Source verified · Idealista.pt · listed 1 Jul 2026
Asking price · Freehold
$396,739
Ownership
Freehold
Bedrooms
3
Bathrooms
2
Built area
132 m²
Land
78 m²
True net yield
3.1%
≈ $2,345/mo net after costs & tax
5-yr total return (net + appreciation)
9.0% / yr avg
Payback in ~33 yrs from rent
Brixfox Score 51 · 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: NaN
Energy: D
Condition: needs-renovation

Description

3 bedroom villa with two floors and terrace, located in downtown Olhão and close to all amenities. This property, built before 1951, offers a surprisingly generous space for the location, with an entrance through two distinct streets, which allows the creation of two independent accesses and opens up the possibility of

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)
$206/night
50% ($95)Brixfox estimate($206/night)200% ($379)
Occupancy
58%
10%Brixfox estimate(58%)100%

Short-Term Rental

Indicative
Yearly income
$21,012
Likely range $12,608 – $29,416
Airbnb data$206/night · 58% occupancy
Rental income
$206/night · 58% occ.
$40,408
Running costs (20%)
Utilities, cleaning, maintenance
-$8,082
Income tax (10%)
Indonesian rental income tax
-$11,314
Property tax
Annual property tax
-$0
Net income
5.3% ROI
$21,012

Investment Returns

After-tax net yield · all-in cost basis

Approx. location

Net Yield · Fully-Managed · After Tax

3.1%

on all-in cost of $463,897

Scenario
Pre-tax
After-tax
Owner-managed
6.1%
5.3%
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

8.7%

Annual Revenue

$40,408

Income Tax / yr

$3,536

Payback

33 yrs

True All-In Cost
Asking price$396,739
IMT — transfer tax (non-resident 7.5%)$29,755
Stamp duty (0.8%)$3,174
Notary + registry$2,174
Legal$4,880
Furnishing + STR launch$27,174
All-in cost$463,897

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$2.4M$1.8M$1.2M$605K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $365K
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
$444K
+22%
Rental Income
+$103K
Total Position
$547K
+50%
8.4%/yr
Year 10
Capital Value
$540K
+48%
Rental Income
+$222K
Total Position
$762K
+109%
7.6%/yr
Year 20
Capital Value
$800K
+119%
Rental Income
+$519K
Total Position
$1.3M
+261%
6.6%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$920K
Total Position
$2.1M
+476%
6.0%/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
5.3% annual return
Occupancy
Average
58% average occupancy
Nightly Rate
Good
$189 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Weak
78 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
Occupancy at 58% — 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

38% occ.
5.0%
$1,669/mo
48% occ.
6.4%
$2,107/mo
58% occ.
7.7%
$2,545/mo
current
68% occ.
9.0%
$2,984/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.