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Detached house in Baixa, Olhão
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Grade Bvillamid-range

Detached house in Baixa, Olhão

Olhão · Eastern Algarve ·

€320,000

Asking Price (EUR)

5.4%

True Net Yield (Owner, all-in)

3.4%

True Net Yield (Managed, all-in)

7.8%

True Gross Yield

44%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.9 months ago and is currently at 24% 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: €29,027/yr
Average Daily Rate: €182
-7.0% vs area baselinePortuguese-traditional style (+5%), No pool (-12%)
Payback Period: 31.6 years
5-yr Capital Value: €370,968
10-yr Capital Value: €430,053
Brixfox Score: 59.6 / 100
Comparable Properties: 40
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.

€373,345

+16.7% 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. €55/m² × 81 m²)
Light touch-ups — paint, fixtures, deep clean.		€4,455
(€2,430–€6,480)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€26,850
All-in investment (incl. renovation & furnishing)€373,345

Gross yield (asking price)

9.1%

True gross yield (all-in)

7.8%

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: good
Year Built: 1951
Energy Certificate: F

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

blue and white patterned tilesexposed wooden beam ceilingwooden cabinetry

Score Breakdown

ROI
12.06
Visual Appeal
12.8
Ownership Security
13
Location
7.8
Land & Space
3.62
Rental Demand
4.36
Payback Speed
2
STR Suitability
4

Description

2-Bedroom house - Downtown Olhão. Discover this charming, single-story house, located in the heart of Olhão, just a 5-minute walk from the riverfront, iconic markets, the marina, and the best local restaurants. Located on a quiet street composed solely of houses typical of Olhão's Cubist architecture, this property s

Location

📍 37.0260°N, 7.8410°W

· Olhão, Algarve, Portugal

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

Detached house in Baixa, Olhão

Olhão · Eastern Algarve · Ref BF-12937 Source verified · Casas do Sotavento · listed 3 May 2026
Asking price · Freehold
$347,826
View original listing
Ownership
Freehold
Bedrooms
2
Bathrooms
1
Built area
81 m²
True net yield
3.2%
≈ $2,176/mo net after costs & tax
5-yr total return (net + appreciation)
9.4% / yr avg
Payback in ~32 yrs from rent
Brixfox Score 60 · 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: 1951
Energy: F
Condition: good

Description

2-Bedroom house - Downtown Olhão. Discover this charming, single-story house, located in the heart of Olhão, just a 5-minute walk from the riverfront, iconic markets, the marina, and the best local restaurants. Located on a quiet street composed solely of houses typical of Olhão's Cubist architecture, this property s

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)
$256/night
50% ($118)Brixfox estimate($256/night)200% ($472)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Indicative
Yearly income
$19,653
Likely range $11,792 – $27,514
Airbnb data$256/night · 44% occupancy
Rental income
$256/night · 44% occ.
$37,795
Running costs (20%)
Utilities, cleaning, maintenance
-$7,559
Income tax (10%)
Indonesian rental income tax
-$10,582
Property tax
Annual property tax
-$0
Net income
5.7% ROI
$19,653

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

3.2%

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

Scenario
Pre-tax
After-tax
Owner-managed
6.4%
5.6%
Fully-managed
4.0%
3.2%
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

9.2%

Annual Revenue

$37,795

Income Tax / yr

$3,307

Payback

32 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.

$2.2M$1.6M$1.1M$546K$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 15: 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
$389K
+22%
Rental Income
+$96K
Total Position
$485K
+52%
8.7%/yr
Year 10
Capital Value
$474K
+48%
Rental Income
+$207K
Total Position
$681K
+113%
7.8%/yr
Year 20
Capital Value
$701K
+119%
Rental Income
+$486K
Total Position
$1.2M
+271%
6.8%/yr
Year 30
Capital Value
$1.0M
+224%
Rental Income
+$860K
Total Position
$1.9M
+493%
6.1%/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
5.7% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Strong
$236 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $236 — 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 44% — 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

30% occ.
5.6%
$1,637/mo
40% occ.
7.5%
$2,182/mo
44% occ.
8.2%
$2,381/mo
current
54% occ.
10.1%
$2,927/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.