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Detached house in Rua Almirante Reis, 226, Estádio, Olhão
Detached house in Rua Almirante Reis, 226, Estádio, Olhão — image 2Detached house in Rua Almirante Reis, 226, Estádio, Olhão — image 3Detached house in Rua Almirante Reis, 226, Estádio, Olhão — image 4Detached house in Rua Almirante Reis, 226, Estádio, Olhão — image 5
Grade Bvillamid-range

Detached house in Rua Almirante Reis, 226, Estádio, Olhão

Olhão · Eastern Algarve ·

€650,000

Asking Price (EUR)

5.4%

True Net Yield (Owner, all-in)

3.7%

True Net Yield (Managed, all-in)

7.2%

True Gross Yield

53%

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: €53,081/yr
Average Daily Rate: €272
Payback Period: 27.4 years
5-yr Capital Value: €753,528
10-yr Capital Value: €873,546
Brixfox Score: 61.9 / 100
Comparable Properties: 21
Data Confidence: 95%
Search Radius: 2 km

True Investment Cost

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

€737,400

+13.4% over asking

Asking price€650,000
IMT — Property transfer tax (investment schedule)€39,000
IS — Stamp duty (0.8%)€5,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€9,750
Total acquisition costs€55,200
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,200
All-in investment (incl. renovation & furnishing)€737,400

Gross yield (asking price)

8.2%

True gross yield (all-in)

7.2%

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: 3
Building: 197 m²
Land: 141 m²
Style: contemporary
Condition: excellent
Year Built: 2024
Energy Certificate: A+

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

vertical garden walloutdoor laundry areamodern outdoor lighting

Score Breakdown

ROI
13.77
Visual Appeal
12.8
Ownership Security
13
Location
7.8
Land & Space
3.21
Rental Demand
5.34
Payback Speed
2
STR Suitability
4

Description

Exclusive 3 Bedroom Villa in the Center of Olhão - New, Modern and with Guest House Discover this exclusive 3 bedroom villa, completed in 2024, located in the heart of Olhão, just a few steps from the municipal market, the marina and the picturesque streets of the historic centre. With a contemporary design and high-q

Location

📍 37.0311°N, 7.8463°W

· Olhão, Algarve, Portugal

Listed by In-Select 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 Almirante Reis, 226, Estádio, Olhão

Olhão · Eastern Algarve · Ref BF-13008 Source verified · Idealista.pt · listed 3 Jun 2026
Asking price · Freehold
$706,522
Ownership
Freehold
Bedrooms
3
Bathrooms
3
Built area
197 m²
Land
141 m²
True net yield
3.7%
≈ $4,338/mo net after costs & tax
5-yr total return (net + appreciation)
8.8% / yr avg
Payback in ~27 yrs from rent
Brixfox Score 62 · 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: 2024
Energy: A+
Condition: excellent

Description

Exclusive 3 Bedroom Villa in the Center of Olhão - New, Modern and with Guest House Discover this exclusive 3 bedroom villa, completed in 2024, located in the heart of Olhão, just a few steps from the municipal market, the marina and the picturesque streets of the historic centre. With a contemporary design and high-q

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)
$383/night
50% ($176)Brixfox estimate($383/night)200% ($705)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Indicative
Yearly income
$35,934
Likely range $21,561 – $50,308
Airbnb data$383/night · 53% occupancy
Rental income
$383/night · 53% occ.
$69,104
Running costs (20%)
Utilities, cleaning, maintenance
-$13,821
Income tax (10%)
Indonesian rental income tax
-$19,349
Property tax
Annual property tax
-$0
Net income
5.1% ROI
$35,934

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

3.6%

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

Scenario
Pre-tax
After-tax
Owner-managed
6.5%
5.7%
Fully-managed
4.4%
3.6%
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

8.6%

Annual Revenue

$69,104

Income Tax / yr

$6,047

Payback

27 yrs

True All-In Cost
Asking price$706,522
IMT — transfer tax (non-resident 7.5%)$52,989
Stamp duty (0.8%)$5,652
Notary + registry$2,174
Legal$8,690
Furnishing + STR launch$27,174
All-in cost$803,201

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$4.2M$3.2M$2.1M$1.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $650K
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
$791K
+22%
Rental Income
+$176K
Total Position
$966K
+49%
8.3%/yr
Year 10
Capital Value
$962K
+48%
Rental Income
+$379K
Total Position
$1.3M
+106%
7.5%/yr
Year 20
Capital Value
$1.4M
+119%
Rental Income
+$888K
Total Position
$2.3M
+256%
6.6%/yr
Year 30
Capital Value
$2.1M
+224%
Rental Income
+$1.6M
Total Position
$3.7M
+466%
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
5.1% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$352 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
141 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $352 — 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 53% — 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

33% occ.
4.6%
$2,722/mo
43% occ.
6.0%
$3,538/mo
53% occ.
7.4%
$4,354/mo
current
63% occ.
8.8%
$5,169/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.