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Detached house in Rua da Cerca, Baixa, Olhão
Detached house in Rua da Cerca, Baixa, Olhão — image 2Detached house in Rua da Cerca, Baixa, Olhão — image 3Detached house in Rua da Cerca, Baixa, Olhão — image 4Detached house in Rua da Cerca, Baixa, Olhão — image 5
Grade C+villabudget

Detached house in Rua da Cerca, Baixa, Olhão

Olhão · Eastern Algarve ·

€365,000

Asking Price (EUR)

3.0%

True Net Yield (Owner, all-in)

1.8%

True Net Yield (Managed, all-in)

4.6%

True Gross Yield

51%

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: €25,993/yr
Average Daily Rate: €139
-48.0% vs area baselineImage quality 4/10 (-9%), Dated style (-15%), No pool (-12%), Budget finish (-12%)
Payback Period: 45.3 years
5-yr Capital Value: €423,135
10-yr Capital Value: €490,529
Brixfox Score: 46.9 / 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.

€566,875

+55.3% 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 × 170 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€153,000
(€119,000–€187,000)
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)€566,875

Gross yield (asking price)

7.1%

True gross yield (all-in)

4.6%

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: 3
Bathrooms: 2
Building: 170 m²
Land: 78 m²
Style: dated
Condition: needs-renovation
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
8.74
Visual Appeal
5.4
Ownership Security
13
Location
7.8
Land & Space
1.86
Rental Demand
5.11
Payback Speed
1
STR Suitability
4

Description

Semi-detached house for Sale Property Description We present a semi-detached house with 132 m² of usable space, spread over three floors, with 3 bedrooms and 2 bathrooms. The residence features a balcony, built-in wardrobes, and a storage room, totaling 170 m² of gross area. The plot is 78 m² and the solar orientation

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 da Cerca, Baixa, Olhão

Olhão · Eastern Algarve · Ref BF-13272 Source verified · Idealista.pt · listed 2 Jun 2026
Asking price · Freehold
$396,739
Ownership
Freehold
Bedrooms
3
Bathrooms
2
Built area
170 m²
Land
78 m²
True net yield
2.2%
≈ $1,848/mo net after costs & tax
5-yr total return (net + appreciation)
8.2% / yr avg
Payback in ~45 yrs from rent
Brixfox Score 47 · 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: D
Condition: needs-renovation

Description

Semi-detached house for Sale Property Description We present a semi-detached house with 132 m² of usable space, spread over three floors, with 3 bedrooms and 2 bathrooms. The residence features a balcony, built-in wardrobes, and a storage room, totaling 170 m² of gross area. The plot is 78 m² and the solar orientation

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)
$196/night
50% ($90)Brixfox estimate($196/night)200% ($361)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Indicative
Yearly income
$17,608
Likely range $10,564 – $24,651
Airbnb data$196/night · 51% occupancy
Rental income
$196/night · 51% occ.
$33,861
Running costs (20%)
Utilities, cleaning, maintenance
-$6,772
Income tax (10%)
Indonesian rental income tax
-$9,481
Property tax
Annual property tax
-$0
Net income
4.4% ROI
$17,608

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

2.2%

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

Scenario
Pre-tax
After-tax
Owner-managed
4.8%
4.1%
Fully-managed
2.9%
2.2%
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

7.3%

Annual Revenue

$33,861

Income Tax / yr

$2,963

Payback

45 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.

$2.2M$1.7M$1.1M$562K$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 18: 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
$444K
+22%
Rental Income
+$86K
Total Position
$530K
+45%
7.7%/yr
Year 10
Capital Value
$540K
+48%
Rental Income
+$186K
Total Position
$726K
+99%
7.1%/yr
Year 20
Capital Value
$800K
+119%
Rental Income
+$435K
Total Position
$1.2M
+238%
6.3%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$771K
Total Position
$2.0M
+435%
5.8%/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
4.4% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Good
$181 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Weak
78 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
Yield of 4.4% 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

31% occ.
3.9%
$1,298/mo
41% occ.
5.2%
$1,715/mo
51% occ.
6.5%
$2,133/mo
current
61% occ.
7.7%
$2,551/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.