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Terraced house in Rua Almirante Reis, 71, Baixa, Olhão
Terraced house in Rua Almirante Reis, 71, Baixa, Olhão — image 2Terraced house in Rua Almirante Reis, 71, Baixa, Olhão — image 3Terraced house in Rua Almirante Reis, 71, Baixa, Olhão — image 4Terraced house in Rua Almirante Reis, 71, Baixa, Olhão — image 5
Grade Cvillabudget

Terraced house in Rua Almirante Reis, 71, Baixa, Olhão

Olhão · Eastern Algarve ·

€125,000

Asking Price (EUR)

4.2%

True Net Yield (Owner, all-in)

2.0%

True Net Yield (Managed, all-in)

7.6%

True Gross Yield

43%

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: €14,816/yr
Average Daily Rate: €94
-51.0% vs area baselineImage quality 3/10 (-12%), Dated style (-15%), No pool (-12%), Budget finish (-12%)
Payback Period: 54.3 years
5-yr Capital Value: €144,909
10-yr Capital Value: €167,990
Brixfox Score: 43.2 / 100
Comparable Properties: 58
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.

€195,356

+56.3% over asking

Asking price€125,000
IMT — Property transfer tax (investment schedule)€1,481
IS — Stamp duty (0.8%)€1,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€1,875
Total acquisition costs€5,606
Renovation (est. €900/m² × 51 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€45,900
(€35,700–€56,100)
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)€195,356

Gross yield (asking price)

11.8%

True gross yield (all-in)

7.6%

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: 51 m²
Land: 51 m²
Style: dated
Condition: needs-renovation
Energy Certificate: Exempt

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
7.36
Visual Appeal
4.6
Ownership Security
13
Location
7.8
Land & Space
2.15
Rental Demand
4.31
Payback Speed
0
STR Suitability
4

Description

*EXCLUSIVE* Discover the potential of this house for renovation or reconstruction ideally situated on Rua Almirante Reis, one of Olhão’s most promising and rapidly developing areas. This property offers a blank canvas to create your dream holiday retreat, permanent home, or income-generating investment. Located just

Location

📍 37.0270°N, 7.8441°W

· Olhão, Algarve, Portugal

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

Terraced house in Rua Almirante Reis, 71, Baixa, Olhão

Olhão · Eastern Algarve · Ref BF-13068 Source verified · Almeida Morgan Real Estate · listed 2 Jun 2026
Asking price · Freehold
$135,870
View original listing
Ownership
Freehold
Bedrooms
2
Bathrooms
1
Built area
51 m²
Land
51 m²
True net yield
1.8%
≈ $899/mo net after costs & tax
5-yr total return (net + appreciation)
11.1% / yr avg
Payback in ~54 yrs from rent
Brixfox Score 43 · 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

Energy: Exempt
Condition: needs-renovation

Description

*EXCLUSIVE* Discover the potential of this house for renovation or reconstruction ideally situated on Rua Almirante Reis, one of Olhão’s most promising and rapidly developing areas. This property offers a blank canvas to create your dream holiday retreat, permanent home, or income-generating investment. Located just

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)
$133/night
50% ($61)Brixfox estimate($133/night)200% ($244)
Occupancy
43%
10%Brixfox estimate(43%)100%

Short-Term Rental

Indicative
Yearly income
$10,035
Likely range $6,022 – $14,050
Airbnb data$133/night · 43% occupancy
Rental income
$133/night · 43% occ.
$19,299
Running costs (20%)
Utilities, cleaning, maintenance
-$3,860
Income tax (10%)
Indonesian rental income tax
-$5,404
Property tax
Annual property tax
-$0
Net income
7.4% ROI
$10,035

Investment Returns

After-tax net yield · all-in cost basis

Approx. location

Net Yield · Fully-Managed · After Tax

1.8%

on all-in cost of $180,505

Scenario
Pre-tax
After-tax
Owner-managed
6.0%
5.0%
Fully-managed
2.8%
1.8%
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

10.7%

Annual Revenue

$19,299

Income Tax / yr

$1,689

Payback

54 yrs

True All-In Cost
Asking price$135,870
IMT — transfer tax (non-resident 7.5%)$10,190
Stamp duty (0.8%)$1,087
Notary + registry$2,174
Legal$4,011
Furnishing + STR launch$27,174
All-in cost$180,505

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$971K$729K$486K$243K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $125K
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 12: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$152K
+22%
Rental Income
+$49K
Total Position
$201K
+61%
10.0%/yr
Year 10
Capital Value
$185K
+48%
Rental Income
+$106K
Total Position
$291K
+133%
8.8%/yr
Year 20
Capital Value
$274K
+119%
Rental Income
+$248K
Total Position
$522K
+318%
7.4%/yr
Year 30
Capital Value
$405K
+224%
Rental Income
+$439K
Total Position
$845K
+576%
6.6%/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.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.4% annual return
Occupancy
Weak
43% average occupancy
Nightly Rate
Good
$122 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Weak
51 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 43% — 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.
7.5%
$847/mo
40% occ.
10.0%
$1,130/mo
43% occ.
10.7%
$1,216/mo
current
53% occ.
13.2%
$1,498/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.