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Detached house in Pechão, Olhão
Detached house in Pechão, Olhão — image 2Detached house in Pechão, Olhão — image 3Detached house in Pechão, Olhão — image 4Detached house in Pechão, Olhão — image 5
Grade B+villaluxury

Detached house in Pechão, Olhão

Olhão · Eastern Algarve ·

€1.3M

Asking Price (EUR)

3.8%

True Net Yield (Owner, all-in)

2.6%

True Net Yield (Managed, all-in)

5.1%

True Gross Yield

55%

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: €73,386/yr
Average Daily Rate: €368
+26.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 37.3 years
5-yr Capital Value: €1.4M
10-yr Capital Value: €1.7M
Brixfox Score: 67.8 / 100
Comparable Properties: 23
Data Confidence: 74%
Search Radius: 6 km

True Investment Cost

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

€1.4M

+14.9% over asking

Asking price€1.3M
IMT — Property transfer tax (investment schedule)€93,750
IS — Stamp duty (0.8%)€10,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€18,750
Total acquisition costs€123,750
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€62,150
All-in investment (incl. renovation & furnishing)€1.4M

Gross yield (asking price)

5.9%

True gross yield (all-in)

5.1%

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: 4
Bathrooms: 4
Building: 244 m²
Land: 6240 m²
Style: portuguese-traditional
Condition: excellent
Year Built: 2002
Energy Certificate: B
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

extensive landscaping with palm treesmultiple outdoor living areasterraced gardenprivate driveway

Score Breakdown

ROI
10.38
Visual Appeal
14.2
Ownership Security
13
Location
7.8
Land & Space
12
Rental Demand
5.46
Payback Speed
1
STR Suitability
4

Description

Experience the perfect blend of country charm, luxury living, and convenient location with this stunning 4-bedroom villa for sale just minutes from Faro, Algarve. Set on a generous plot with lush mature gardens, fruit-laden orchards, a private pool, and spacious modern interiors, this exceptional property offers the id

Location

📍 37.0635°N, 7.8828°W

· Olhão, Algarve, Portugal

View this property on Russell & Decoz Real Estate →Listed via Idealista.pt
4-bedroom freehold villa in Olhão — photo 1 of 5
Russell & Decoz Real Estate
4-bedroom freehold villa in Olhão — photo 2 of 5
4-bedroom freehold villa in Olhão — photo 3 of 5
4-bedroom freehold villa in Olhão — photo 4 of 5
4-bedroom freehold villa in Olhão — photo 5 of 5

Detached house in Pechão, Olhão

Olhão · Eastern Algarve · Ref BF-13259 Source verified · Russell & Decoz Real Estate · listed 2 Jun 2026
Asking price · Freehold
$1,358,696
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
4
Built area
244 m²
Land
6240 m²
True net yield
2.7%
≈ $5,960/mo net after costs & tax
5-yr total return (net + appreciation)
7.4% / yr avg
Payback in ~37 yrs from rent
Brixfox Score 68 · 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: 2002
Energy: B
Condition: excellent

Description

Experience the perfect blend of country charm, luxury living, and convenient location with this stunning 4-bedroom villa for sale just minutes from Faro, Algarve. Set on a generous plot with lush mature gardens, fruit-laden orchards, a private pool, and spacious modern interiors, this exceptional property offers the id

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)
$518/night
50% ($238)Brixfox estimate($518/night)200% ($953)
Occupancy
55%
10%Brixfox estimate(55%)100%

Short-Term Rental

Indicative
Yearly income
$49,706
Likely range $29,824 – $69,589
Airbnb data$518/night · 55% occupancy
Rental income
$518/night · 55% occ.
$95,589
Running costs (20%)
Utilities, cleaning, maintenance
-$19,118
Income tax (10%)
Indonesian rental income tax
-$26,765
Property tax
Annual property tax
-$0
Net income
3.7% ROI
$49,706

Investment Returns

After-tax net yield · all-in cost basis

Exact location

Net Yield · Fully-Managed · After Tax

2.7%

on all-in cost of $1,514,185

Scenario
Pre-tax
After-tax
Owner-managed
4.7%
4.2%
Fully-managed
3.2%
2.7%
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

6.3%

Annual Revenue

$95,589

Income Tax / yr

$8,364

Payback

37 yrs

True All-In Cost
Asking price$1,358,696
IMT — transfer tax (non-resident 7.5%)$101,902
Stamp duty (0.8%)$10,870
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$1,514,185

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$7.2M$5.4M$3.6M$1.8M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.3M
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 21: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.5M
+22%
Rental Income
+$243K
Total Position
$1.8M
+41%
7.1%/yr
Year 10
Capital Value
$1.9M
+48%
Rental Income
+$524K
Total Position
$2.4M
+90%
6.6%/yr
Year 20
Capital Value
$2.7M
+119%
Rental Income
+$1.2M
Total Position
$4.0M
+217%
5.9%/yr
Year 30
Capital Value
$4.1M
+224%
Rental Income
+$2.2M
Total Position
$6.2M
+398%
5.5%/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
Average
3.7% annual return
Occupancy
Average
55% average occupancy
Nightly Rate
Strong
$477 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
6240 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $477 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 6240 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.7% 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

35% occ.
3.4%
$3,816/mo
45% occ.
4.3%
$4,919/mo
55% occ.
5.3%
$6,023/mo
current
65% occ.
6.3%
$7,126/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.