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Andar de moradia in Rua Pinheiro Chagas, 4, Baixa, Olhão
Andar de moradia in Rua Pinheiro Chagas, 4, Baixa, Olhão — image 2Andar de moradia in Rua Pinheiro Chagas, 4, Baixa, Olhão — image 3Andar de moradia in Rua Pinheiro Chagas, 4, Baixa, Olhão — image 4Andar de moradia in Rua Pinheiro Chagas, 4, Baixa, Olhão — image 5
Grade C+villabudget

Andar de moradia in Rua Pinheiro Chagas, 4, Baixa, Olhão

Olhão · Eastern Algarve ·

€230,000

Asking Price (EUR)

4.0%

True Net Yield (Owner, all-in)

2.3%

True Net Yield (Managed, all-in)

6.3%

True Gross Yield

42%

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: €21,572/yr
Average Daily Rate: €141
-28.0% vs area baselineImage quality 4/10 (-9%), Portuguese-traditional style (+5%), No pool (-12%), Budget finish (-12%)
Payback Period: 38.9 years
5-yr Capital Value: €266,633
10-yr Capital Value: €309,101
Brixfox Score: 50.2 / 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.

€343,487

+49.3% over asking

Asking price€230,000
IMT — Property transfer tax (investment schedule)€7,097
IS — Stamp duty (0.8%)€1,840
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,450
Total acquisition costs€13,637
Renovation (est. €900/m² × 90 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€81,000
(€63,000–€99,000)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€18,850
All-in investment (incl. renovation & furnishing)€343,487

Gross yield (asking price)

9.4%

True gross yield (all-in)

6.3%

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: 2
Bathrooms: 1
Building: 90 m²
Style: portuguese-traditional
Condition: needs-renovation
Year Built: 1951
Energy Certificate: Exempt

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

arched-doorwaywrought-iron-railings

Score Breakdown

ROI
9.99
Visual Appeal
6.4
Ownership Security
13
Location
7.8
Land & Space
3.8
Rental Demand
4.18
Payback Speed
1
STR Suitability
4

Description

2 bedroom villa with ERA GUARANTEE with 2 floors and terrace, in good condition, located in the traditional Barreta neighbourhood in downtown Olhão. Maintaining the characteristics of period construction, it comprises two bedrooms, a bathroom, kitchen and living room.  .

Location

📍 37.0247°N, 7.8441°W

· Olhão, Algarve, Portugal

View this property on ERA Olhão →Listed via Idealista.pt
2-bedroom freehold villa in Olhão — photo 1 of 5
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2-bedroom freehold villa in Olhão — photo 5 of 5

Andar de moradia in Rua Pinheiro Chagas, 4, Baixa, Olhão

Olhão · Eastern Algarve · Ref BF-12994 Source verified · ERA Olhão · listed 3 Jun 2026
Asking price · Freehold
$250,000
View original listing
Ownership
Freehold
Bedrooms
2
Bathrooms
1
Built area
90 m²
True net yield
2.6%
≈ $1,498/mo net after costs & tax
5-yr total return (net + appreciation)
9.6% / yr avg
Payback in ~39 yrs from rent
Brixfox Score 50 · 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: 1951
Energy: Exempt
Condition: needs-renovation

Description

2 bedroom villa with ERA GUARANTEE with 2 floors and terrace, in good condition, located in the traditional Barreta neighbourhood in downtown Olhão. Maintaining the characteristics of period construction, it comprises two bedrooms, a bathroom, kitchen and living room.  .

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)
$199/night
50% ($91)Brixfox estimate($199/night)200% ($366)
Occupancy
42%
10%Brixfox estimate(42%)100%

Short-Term Rental

Indicative
Yearly income
$14,610
Likely range $8,766 – $20,454
Airbnb data$199/night · 42% occupancy
Rental income
$199/night · 42% occ.
$28,097
Running costs (20%)
Utilities, cleaning, maintenance
-$5,619
Income tax (10%)
Indonesian rental income tax
-$7,867
Property tax
Annual property tax
-$0
Net income
5.8% ROI
$14,610

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

2.6%

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

Scenario
Pre-tax
After-tax
Owner-managed
5.9%
5.1%
Fully-managed
3.4%
2.6%
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

$28,097

Income Tax / yr

$2,459

Payback

39 yrs

True All-In Cost
Asking price$250,000
IMT — transfer tax (non-resident 7.5%)$18,750
Stamp duty (0.8%)$2,000
Notary + registry$2,174
Legal$4,011
Furnishing + STR launch$27,174
All-in cost$304,109

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$1.6M$1.2M$797K$398K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $230K
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 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$280K
+22%
Rental Income
+$71K
Total Position
$351K
+53%
8.8%/yr
Year 10
Capital Value
$340K
+48%
Rental Income
+$154K
Total Position
$495K
+115%
8.0%/yr
Year 20
Capital Value
$504K
+119%
Rental Income
+$361K
Total Position
$865K
+276%
6.8%/yr
Year 30
Capital Value
$746K
+224%
Rental Income
+$639K
Total Position
$1.4M
+502%
6.2%/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
5.8% annual return
Occupancy
Weak
42% average occupancy
Nightly Rate
Good
$183 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

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 42% — 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.
6.1%
$1,269/mo
40% occ.
8.1%
$1,692/mo
42% occ.
8.5%
$1,770/mo
current
52% occ.
10.5%
$2,193/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.