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Semi-detached house in Rua Doutor Paula Nogueira, Baixa, Olhão
Semi-detached house in Rua Doutor Paula Nogueira, Baixa, Olhão — image 2Semi-detached house in Rua Doutor Paula Nogueira, Baixa, Olhão — image 3Semi-detached house in Rua Doutor Paula Nogueira, Baixa, Olhão — image 4Semi-detached house in Rua Doutor Paula Nogueira, Baixa, Olhão — image 5
Grade C+villamid-range

Semi-detached house in Rua Doutor Paula Nogueira, Baixa, Olhão

Olhão · Eastern Algarve ·

€620,000

Asking Price (EUR)

2.9%

True Net Yield (Owner, all-in)

1.7%

True Net Yield (Managed, all-in)

4.4%

True Gross Yield

44%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.8 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: €31,137/yr
Average Daily Rate: €195
Payback Period: 62.1 years
5-yr Capital Value: €718,750
10-yr Capital Value: €833,228
Brixfox Score: 52.6 / 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.

€699,790

+12.9% over asking

Asking price€620,000
IMT — Property transfer tax (investment schedule)€37,430
IS — Stamp duty (0.8%)€4,960
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€9,300
Total acquisition costs€52,940
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€26,850
All-in investment (incl. renovation & furnishing)€699,790

Gross yield (asking price)

5.0%

True gross yield (all-in)

4.4%

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: 2
Building: 131 m²
Style: contemporary
Condition: excellent
Year Built: 1951
Energy Certificate: C

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large framed artworkindustrial-style wall lampround jute rugfloral upholstered dining chairs

Score Breakdown

ROI
6.44
Visual Appeal
12.4
Ownership Security
13
Location
7.8
Land & Space
4.62
Rental Demand
4.36
Payback Speed
0
STR Suitability
4

Description

Located on a peaceful street in the heart of the historic district of Olhão, this authentic townhouse embodies all the charm and soul of Olhão’s traditional homes. A rare opportunity for lovers of the true Algarve, natural light, and character architecture. Spanning 131 m² over two levels, the house offers warm living

Location

📍 37.0260°N, 7.8410°W

· Olhão, Algarve, Portugal

View this property on Portugal à la Carte Lda →Listed via Idealista.pt
2-bedroom freehold villa in Olhão — photo 1 of 5
Portugal à la Carte Lda
2-bedroom freehold villa in Olhão — photo 2 of 5
2-bedroom freehold villa in Olhão — photo 3 of 5
2-bedroom freehold villa in Olhão — photo 4 of 5
2-bedroom freehold villa in Olhão — photo 5 of 5

Semi-detached house in Rua Doutor Paula Nogueira, Baixa, Olhão

Olhão · Eastern Algarve · Ref BF-13186 Source verified · Portugal à la Carte Lda · listed 2 Jun 2026
Asking price · Freehold
$673,913
View original listing
Ownership
Freehold
Bedrooms
2
Bathrooms
2
Built area
131 m²
True net yield
1.6%
≈ $2,198/mo net after costs & tax
5-yr total return (net + appreciation)
6.9% / yr avg
Payback in ~62 yrs from rent
Brixfox Score 53 · 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: C
Condition: excellent

Description

Located on a peaceful street in the heart of the historic district of Olhão, this authentic townhouse embodies all the charm and soul of Olhão’s traditional homes. A rare opportunity for lovers of the true Algarve, natural light, and character architecture. Spanning 131 m² over two levels, the house offers warm living

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)
$276/night
50% ($127)Brixfox estimate($276/night)200% ($507)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Indicative
Yearly income
$21,132
Likely range $12,679 – $29,585
Airbnb data$276/night · 44% occupancy
Rental income
$276/night · 44% occ.
$40,639
Running costs (20%)
Utilities, cleaning, maintenance
-$8,128
Income tax (10%)
Indonesian rental income tax
-$11,379
Property tax
Annual property tax
-$0
Net income
3.1% ROI
$21,132

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

1.6%

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

Scenario
Pre-tax
After-tax
Owner-managed
3.4%
3.0%
Fully-managed
2.1%
1.6%
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

5.3%

Annual Revenue

$40,639

Income Tax / yr

$3,555

Payback

62 yrs

True All-In Cost
Asking price$673,913
IMT — transfer tax (non-resident 7.5%)$50,543
Stamp duty (0.8%)$5,391
Notary + registry$2,174
Legal$8,289
Furnishing + STR launch$27,174
All-in cost$767,485

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$3.4M$2.5M$1.7M$844K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $620K
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 23: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$754K
+22%
Rental Income
+$103K
Total Position
$858K
+38%
6.7%/yr
Year 10
Capital Value
$918K
+48%
Rental Income
+$223K
Total Position
$1.1M
+84%
6.3%/yr
Year 20
Capital Value
$1.4M
+119%
Rental Income
+$522K
Total Position
$1.9M
+203%
5.7%/yr
Year 30
Capital Value
$2.0M
+224%
Rental Income
+$925K
Total Position
$2.9M
+374%
5.3%/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
Average
3.1% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Strong
$254 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $254 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.1% is near the market average — model your cashflow carefully

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
3.1%
$1,760/mo
40% occ.
4.2%
$2,347/mo
44% occ.
4.6%
$2,560/mo
current
54% occ.
5.6%
$3,147/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.