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Detached house in Rua Almirante Reis, Estádio, Olhão
Detached house in Rua Almirante Reis, Estádio, Olhão — image 2Detached house in Rua Almirante Reis, Estádio, Olhão — image 3Detached house in Rua Almirante Reis, Estádio, Olhão — image 4Detached house in Rua Almirante Reis, Estádio, Olhão — image 5
Grade B+villamid-range

Detached house in Rua Almirante Reis, Estádio, Olhão

Olhão · Eastern Algarve ·

€360,000

Asking Price (EUR)

8.4%

True Net Yield (Owner, all-in)

5.7%

True Net Yield (Managed, all-in)

10.9%

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: €46,406/yr
Average Daily Rate: €241
-10.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), No pool (-12%)
Payback Period: 17.4 years
5-yr Capital Value: €417,339
10-yr Capital Value: €483,810
Brixfox Score: 68.5 / 100
Comparable Properties: 21
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.

€426,665

+18.5% over asking

Asking price€360,000
IMT — Property transfer tax (investment schedule)€16,630
IS — Stamp duty (0.8%)€2,880
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,400
Total acquisition costs€26,160
Renovation (est. €55/m² × 151 m²)
Light touch-ups — paint, fixtures, deep clean.		€8,305
(€4,530–€12,080)
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)€426,665

Gross yield (asking price)

12.9%

True gross yield (all-in)

10.9%

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: 151 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

vaulted ceilingterracotta floor tiles

Score Breakdown

ROI
20.22
Visual Appeal
9.2
Ownership Security
13
Location
7.8
Land & Space
5.02
Rental Demand
5.27
Payback Speed
4
STR Suitability
4

Description

For Sale: Beautiful Typical House in Olhão Discover this beautiful house fully renovated with taste, which combines charm and modernity, preserving the identity of the traditional houses of the Algarve. Situated in the charming downtown of Olhão, this property is close to all amenities and just a few steps from the ma

Location

📍 37.0260°N, 7.8410°W

· Olhão, Algarve, Portugal

Listed by Algarve Exclusif 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, Estádio, Olhão

Olhão · Eastern Algarve · Ref BF-13173 Source verified · Idealista.pt · listed 2 Jun 2026
Asking price · Freehold
$391,304
Ownership
Freehold
Bedrooms
3
Bathrooms
2
Built area
151 m²
True net yield
5.7%
≈ $3,868/mo net after costs & tax
5-yr total return (net + appreciation)
11.8% / yr avg
Payback in ~17 yrs from rent
Brixfox Score 69 · 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

Energy: D
Condition: good

Description

For Sale: Beautiful Typical House in Olhão Discover this beautiful house fully renovated with taste, which combines charm and modernity, preserving the identity of the traditional houses of the Algarve. Situated in the charming downtown of Olhão, this property is close to all amenities and just a few steps from the ma

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)
$340/night
50% ($156)Brixfox estimate($340/night)200% ($625)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Indicative
Yearly income
$31,432
Likely range $18,860 – $44,005
Airbnb data$340/night · 53% occupancy
Rental income
$340/night · 53% occ.
$60,447
Running costs (20%)
Utilities, cleaning, maintenance
-$12,089
Income tax (10%)
Indonesian rental income tax
-$16,925
Property tax
Annual property tax
-$0
Net income
8.0% ROI
$31,432

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

5.7%

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

Scenario
Pre-tax
After-tax
Owner-managed
10.1%
9.0%
Fully-managed
6.9%
5.7%
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

13.2%

Annual Revenue

$60,447

Income Tax / yr

$5,289

Payback

17 yrs

True All-In Cost
Asking price$391,304
IMT — transfer tax (non-resident 7.5%)$29,348
Stamp duty (0.8%)$3,130
Notary + registry$2,174
Legal$4,813
Furnishing + STR launch$27,174
All-in cost$457,943

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$2.9M$2.2M$1.5M$731K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $360K
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 11: 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
$438K
+22%
Rental Income
+$154K
Total Position
$592K
+64%
10.4%/yr
Year 10
Capital Value
$533K
+48%
Rental Income
+$332K
Total Position
$864K
+140%
9.2%/yr
Year 20
Capital Value
$789K
+119%
Rental Income
+$777K
Total Position
$1.6M
+335%
7.6%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$1.4M
Total Position
$2.5M
+606%
6.7%/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
Strong
8.0% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$312 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.0% — outperforms most villas in this market
Premium nightly rate of $312 — 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.
7.2%
$2,362/mo
43% occ.
9.5%
$3,085/mo
53% occ.
11.7%
$3,808/mo
current
63% occ.
13.9%
$4,531/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.