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Semi-detached house in Rua Doutor António Baptista Delgado, 45, Baixa, Olhão
Grade C+villa

Semi-detached house in Rua Doutor António Baptista Delgado, 45, Baixa, Olhão

Olhão · Eastern Algarve ·

€1.8M

Asking Price (EUR)

2.0%

True Net Yield (Owner, all-in)

1.3%

True Net Yield (Managed, all-in)

3.0%

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: €61,331/yr
Average Daily Rate: €288
Payback Period: 80.8 years
5-yr Capital Value: €2.1M
10-yr Capital Value: €2.4M
Brixfox Score: 51.6 / 100
Comparable Properties: 6
Data Confidence: 82%
Search Radius: 2 km

True Investment Cost

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

€2.1M

+15.5% over asking

Asking price€1.8M
IMT — Property transfer tax (investment schedule)€134,625
IS — Stamp duty (0.8%)€14,360
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€26,925
Total acquisition costs€177,160
Renovation (est. €200/m² × 316 m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		€63,200
(€31,600–€94,800)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€37,550
All-in investment (incl. renovation & furnishing)€2.1M

Gross yield (asking price)

3.4%

True gross yield (all-in)

3.0%

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: 316 m²

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
4.96
Visual Appeal
10
Ownership Security
13
Location
7.8
Land & Space
6
Rental Demand
5.84
Payback Speed
0
STR Suitability
4

Description

A truly unique and stunning property being built and finished to the highest standards in a prime location in the heart of historic Olhão. Some of the outstanding features of this 3-Floor, 4 En-Suite Bedroom Property include - - Spacious, bright and exquisitely designed indoor and outdoor areas - Large, partially cov

Location

📍 37.0260°N, 7.8410°W

· Olhão, Algarve, Portugal

Listed via Idealista.pt
4-bedroom freehold villa in Olhão — photo 1 of 1
Idealista.pt

Semi-detached house in Rua Doutor António Baptista Delgado, 45, Baixa, Olhão

Olhão · Eastern Algarve · Ref BF-96158 Source verified · Idealista.pt · listed 1 Jul 2026
Asking price · Freehold
$1,951,087
Ownership
Freehold
Bedrooms
4
Built area
316 m²
True net yield
1.2%
≈ $4,384/mo net after costs & tax
5-yr total return (net + appreciation)
5.9% / yr avg
Payback in ~81 yrs from rent
Brixfox Score 52 · 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

Description

A truly unique and stunning property being built and finished to the highest standards in a prime location in the heart of historic Olhão. Some of the outstanding features of this 3-Floor, 4 En-Suite Bedroom Property include - - Spacious, bright and exquisitely designed indoor and outdoor areas - Large, partially cov

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)
$402/night
50% ($201)Brixfox estimate($402/night)200% ($805)
Occupancy
58%
10%Brixfox estimate(58%)100%

Short-Term Rental

Indicative
Yearly income
$41,300
Likely range $24,780 – $57,821
Airbnb data$402/night · 58% occupancy
Rental income
$402/night · 58% occ.
$79,424
Running costs (20%)
Utilities, cleaning, maintenance
-$15,885
Income tax (28%)
Non-resident IRS (Cat. F)
-$22,239
Net income
2.1% ROI
$41,300

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

1.2%

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

Scenario
Pre-tax
After-tax
Owner-managed
2.4%
2.1%
Fully-managed
1.6%
1.2%
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

3.7%

Annual Revenue

$79,424

Income Tax / yr

$6,950

Payback

81 yrs

True All-In Cost
Asking price$1,951,087
IMT — transfer tax (non-resident 7.5%)$146,332
Stamp duty (0.8%)$15,609
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$2,155,745

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$8.8M$6.6M$4.4M$2.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.8M
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 30: rental income alone has repaid the full purchase price.
2x return
Year 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.2M
+22%
Rental Income
+$202K
Total Position
$2.4M
+33%
5.9%/yr
Year 10
Capital Value
$2.7M
+48%
Rental Income
+$436K
Total Position
$3.1M
+72%
5.6%/yr
Year 20
Capital Value
$3.9M
+119%
Rental Income
+$1.0M
Total Position
$5.0M
+176%
5.2%/yr
Year 30
Capital Value
$5.8M
+224%
Rental Income
+$1.8M
Total Position
$7.6M
+325%
4.9%/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

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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
2.1% annual return
Occupancy
Average
58% average occupancy
Nightly Rate
Strong
$370 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $370 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.1% 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

38% occ.
1.5%
$2,444/mo
48% occ.
1.9%
$3,080/mo
58% occ.
2.3%
$3,717/mo
current
68% occ.
2.7%
$4,354/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.