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Detached house in Estrada Pechão, Nn, Pechão, Olhão
Detached house in Estrada Pechão, Nn, Pechão, Olhão — image 2Detached house in Estrada Pechão, Nn, Pechão, Olhão — image 3Detached house in Estrada Pechão, Nn, Pechão, Olhão — image 4Detached house in Estrada Pechão, Nn, Pechão, Olhão — image 5
Grade Bvillamid-range

Detached house in Estrada Pechão, Nn, Pechão, Olhão

Olhão · Eastern Algarve ·

€1.4M

Asking Price (EUR)

2.4%

True Net Yield (Owner, all-in)

1.5%

True Net Yield (Managed, all-in)

3.5%

True Gross Yield

34%

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: €55,791/yr
Average Daily Rate: €443
+8.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%)
Payback Period: 65.3 years
5-yr Capital Value: €1.6M
10-yr Capital Value: €1.9M
Brixfox Score: 60 / 100
Comparable Properties: 6
Data Confidence: 58%
Search Radius: 6 km

True Investment Cost

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

€1.6M

+15.5% over asking

Asking price€1.4M
IMT — Property transfer tax (investment schedule)€104,250
IS — Stamp duty (0.8%)€11,120
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€20,850
Total acquisition costs€137,470
Renovation (est. €55/m² × 600 m²)
Light touch-ups — paint, fixtures, deep clean.		€33,000
(€18,000–€48,000)
Furnishing & STR launch (5bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€45,400
All-in investment (incl. renovation & furnishing)€1.6M

Gross yield (asking price)

4.0%

True gross yield (all-in)

3.5%

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: 5
Bathrooms: 6
Building: 600 m²
Land: 3000 m²
Style: portuguese-traditional
Condition: good
Year Built: 1988
Energy Certificate: C
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

curved architecturelush landscapinglarge private pool

Score Breakdown

ROI
6.12
Visual Appeal
13.6
Ownership Security
13
Location
7.8
Land & Space
12
Rental Demand
3.45
Payback Speed
0
STR Suitability
4

Description

SEA VIEW: Exceptional Property with 5 Suites in the middle of an orange grove- Heated Swimming Pool A unique and idyllic lifestyle awaits you! Discover this exceptional property, offered EXCLUSIVELY, a true haven of peace nestled in an environment of absolute tranquility, surrounded by lush orange groves. The perfec

Location

📍 37.0278°N, 7.8815°W

· Olhão, Algarve, Portugal

Listed by Premier Algarve via Idealista.pt
5-bedroom freehold villa in Olhão — photo 1 of 5
Idealista.pt
5-bedroom freehold villa in Olhão — photo 2 of 5
5-bedroom freehold villa in Olhão — photo 3 of 5
5-bedroom freehold villa in Olhão — photo 4 of 5
5-bedroom freehold villa in Olhão — photo 5 of 5

Detached house in Estrada Pechão, Nn, Pechão, Olhão

Olhão · Eastern Algarve · Ref BF-12968 Source verified · Idealista.pt · listed 2 Jun 2026
Asking price · Freehold
$1,510,870
Ownership
Freehold
Bedrooms
5
Bathrooms
6
Built area
600 m²
Land
3000 m²
True net yield
1.5%
≈ $4,130/mo net after costs & tax
5-yr total return (net + appreciation)
6.3% / yr avg
Payback in ~65 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: 1988
Energy: C
Condition: good

Description

SEA VIEW: Exceptional Property with 5 Suites in the middle of an orange grove- Heated Swimming Pool A unique and idyllic lifestyle awaits you! Discover this exceptional property, offered EXCLUSIVELY, a true haven of peace nestled in an environment of absolute tranquility, surrounded by lush orange groves. The perfec

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)
$623/night
50% ($287)Brixfox estimate($623/night)200% ($1147)
Occupancy
34%
10%Brixfox estimate(34%)100%

Short-Term Rental

Indicative
Yearly income
$37,773
Likely range $22,664 – $52,883
Airbnb data$623/night · 34% occupancy
Rental income
$623/night · 34% occ.
$72,641
Running costs (20%)
Utilities, cleaning, maintenance
-$14,528
Income tax (10%)
Indonesian rental income tax
-$20,340
Property tax
Annual property tax
-$0
Net income
2.5% ROI
$37,773

Investment Returns

After-tax net yield · all-in cost basis

Approx. location

Net Yield · Fully-Managed · After Tax

1.5%

on all-in cost of $1,678,989

Scenario
Pre-tax
After-tax
Owner-managed
3.0%
2.6%
Fully-managed
1.9%
1.5%
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

4.3%

Annual Revenue

$72,641

Income Tax / yr

$6,357

Payback

65 yrs

True All-In Cost
Asking price$1,510,870
IMT — transfer tax (non-resident 7.5%)$113,315
Stamp duty (0.8%)$12,087
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$1,678,989

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$7.1M$5.3M$3.5M$1.8M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.4M
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 27: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.7M
+22%
Rental Income
+$185K
Total Position
$1.9M
+35%
6.2%/yr
Year 10
Capital Value
$2.1M
+48%
Rental Income
+$398K
Total Position
$2.5M
+77%
5.9%/yr
Year 20
Capital Value
$3.0M
+119%
Rental Income
+$934K
Total Position
$4.0M
+186%
5.4%/yr
Year 30
Capital Value
$4.5M
+224%
Rental Income
+$1.7M
Total Position
$6.2M
+343%
5.1%/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

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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
2.5% annual return
Occupancy
Weak
34% average occupancy
Nightly Rate
Strong
$574 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
3000 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $574 — positioned in the top tier
Generous 3000 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.5% 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

30% occ.
3.2%
$3,982/mo
40% occ.
4.2%
$5,309/mo
34% occ.
3.6%
$4,576/mo
current
44% occ.
4.7%
$5,904/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.