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Detached house in Rua da Cerca, 66, Baixa, Olhão
Detached house in Rua da Cerca, 66, Baixa, Olhão — image 2Detached house in Rua da Cerca, 66, Baixa, Olhão — image 3Detached house in Rua da Cerca, 66, Baixa, Olhão — image 4Detached house in Rua da Cerca, 66, Baixa, Olhão — image 5
Grade Bvillabudget

Detached house in Rua da Cerca, 66, Baixa, Olhão

Olhão · Eastern Algarve ·

€365,000

Asking Price (EUR)

5.3%

True Net Yield (Owner, all-in)

3.5%

True Net Yield (Managed, all-in)

7.2%

True Gross Yield

52%

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: €38,246/yr
Average Daily Rate: €202
-25.0% vs area baselineImage quality 5/10 (-6%), Portuguese-traditional style (+5%), No pool (-12%), Budget finish (-12%)
Payback Period: 23.4 years
5-yr Capital Value: €423,135
10-yr Capital Value: €490,529
Brixfox Score: 58.7 / 100
Comparable Properties: 22
Data Confidence: 96%
Search Radius: 2 km

True Investment Cost

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

€531,775

+45.7% over asking

Asking price€365,000
IMT — Property transfer tax (investment schedule)€17,030
IS — Stamp duty (0.8%)€2,920
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,475
Total acquisition costs€26,675
Renovation (est. €900/m² × 131 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€117,900
(€91,700–€144,100)
Furnishing & STR launch (3bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€22,200
All-in investment (incl. renovation & furnishing)€531,775

Gross yield (asking price)

10.5%

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: 2
Building: 131 m²
Land: 78 m²
Style: portuguese-traditional
Condition: needs-renovation
Year Built: NaN
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

tiled facadetraditional portuguese doors and windows

Score Breakdown

ROI
15.84
Visual Appeal
7.8
Ownership Security
13
Location
7.8
Land & Space
2.04
Rental Demand
5.2
Payback Speed
3
STR Suitability
4

Description

Spacious villa built before 1951, located in downtown Olhão, consisting of 2 floors and a roof terrace, with a large hallway on the ground floor, large living and dining room, kitchen with laundry and access to a backyard, bathroom with shower. The backyard has direct access to the rear street, being no. 51 of Rua Este

Location

📍 37.0272°N, 7.8424°W

· Olhão, Algarve, Portugal

Listed by ORBIAL - Soc. Med. Imobiliária 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 da Cerca, 66, Baixa, Olhão

Olhão · Eastern Algarve · Ref BF-13116 Source verified · Idealista.pt · listed 3 Jun 2026
Asking price · Freehold
$396,739
Ownership
Freehold
Bedrooms
3
Bathrooms
2
Built area
131 m²
Land
78 m²
True net yield
4.3%
≈ $3,058/mo net after costs & tax
5-yr total return (net + appreciation)
10.3% / yr avg
Payback in ~23 yrs from rent
Brixfox Score 59 · 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: NaN
Energy: D
Condition: needs-renovation

Description

Spacious villa built before 1951, located in downtown Olhão, consisting of 2 floors and a roof terrace, with a large hallway on the ground floor, large living and dining room, kitchen with laundry and access to a backyard, bathroom with shower. The backyard has direct access to the rear street, being no. 51 of Rua Este

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)
$284/night
50% ($130)Brixfox estimate($284/night)200% ($522)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Indicative
Yearly income
$25,898
Likely range $15,539 – $36,258
Airbnb data$284/night · 52% occupancy
Rental income
$284/night · 52% occ.
$49,804
Running costs (20%)
Utilities, cleaning, maintenance
-$9,961
Income tax (10%)
Indonesian rental income tax
-$13,945
Property tax
Annual property tax
-$0
Net income
6.5% ROI
$25,898

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

4.3%

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

Scenario
Pre-tax
After-tax
Owner-managed
7.9%
7.0%
Fully-managed
5.2%
4.3%
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

$49,804

Income Tax / yr

$4,358

Payback

23 yrs

True All-In Cost
Asking price$396,739
IMT — transfer tax (non-resident 7.5%)$29,755
Stamp duty (0.8%)$3,174
Notary + registry$2,174
Legal$4,880
Furnishing + STR launch$27,174
All-in cost$463,897

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$2.7M$2.0M$1.3M$666K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $365K
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 13: 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
$444K
+22%
Rental Income
+$126K
Total Position
$571K
+56%
9.3%/yr
Year 10
Capital Value
$540K
+48%
Rental Income
+$273K
Total Position
$813K
+123%
8.3%/yr
Year 20
Capital Value
$800K
+119%
Rental Income
+$640K
Total Position
$1.4M
+295%
7.1%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$1.1M
Total Position
$2.3M
+535%
6.4%/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
6.5% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Strong
$261 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Weak
78 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $261 — 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 52% — 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

32% occ.
5.8%
$1,930/mo
42% occ.
7.7%
$2,534/mo
52% occ.
9.5%
$3,137/mo
current
62% occ.
11.3%
$3,741/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.