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House in Rua 25 de Abril, Pechão, Olhão
House in Rua 25 de Abril, Pechão, Olhão — image 2House in Rua 25 de Abril, Pechão, Olhão — image 3House in Rua 25 de Abril, Pechão, Olhão — image 4House in Rua 25 de Abril, Pechão, Olhão — image 5
Grade B+villabudget

House in Rua 25 de Abril, Pechão, Olhão

Olhão · Eastern Algarve ·

€220,000

Asking Price (EUR)

5.8%

True Net Yield (Owner, all-in)

3.8%

True Net Yield (Managed, all-in)

7.8%

True Gross Yield

49%

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: €34,138/yr
Average Daily Rate: €190
-34.0% vs area baselineImage quality 2/10 (-15%), Portuguese-traditional style (+5%), No pool (-12%), Budget finish (-12%)
Payback Period: 16.5 years
5-yr Capital Value: €255,040
10-yr Capital Value: €295,662
Brixfox Score: 69.1 / 100
Comparable Properties: 24
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.

€436,457

+98.4% over asking

Asking price€220,000
IMT — Property transfer tax (investment schedule)€6,397
IS — Stamp duty (0.8%)€1,760
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,300
Total acquisition costs€12,707
Renovation (est. €900/m² × 198 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€178,200
(€138,600–€217,800)
Furnishing & STR launch (4bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€25,550
All-in investment (incl. renovation & furnishing)€436,457

Gross yield (asking price)

15.5%

True gross yield (all-in)

7.8%

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: 1
Building: 198 m²
Land: 1294 m²
Style: portuguese-traditional
Condition: needs-renovation
Energy Certificate: Exempt

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
21.14
Visual Appeal
2.2
Ownership Security
13
Location
7.8
Land & Space
12
Rental Demand
4.92
Payback Speed
4
STR Suitability
4

Description

Urban property consisting of several houses to be rebuilt with a total area of 198m2 on a plot of 1,294m2. Located in Pechão, 100m from Café Arrunhadinho. Excellent property for private housing, as well as for investment, as it has enormous potential for appreciation. Area close to everything, with great access and eno

Location

📍 37.0570°N, 7.8707°W

· Olhão, Algarve, Portugal

View this property on KW Flash Algarve - Sotavento →Listed via Idealista.pt
4-bedroom freehold villa in Olhão — photo 1 of 5
KW Flash Algarve - Sotavento
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

House in Rua 25 de Abril, Pechão, Olhão

Olhão · Eastern Algarve · Ref BF-13278 Source verified · KW Flash Algarve - Sotavento · listed 2 Jun 2026
Asking price · Freehold
$239,130
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
1
Built area
198 m²
Land
1294 m²
True net yield
6.1%
≈ $2,746/mo net after costs & tax
5-yr total return (net + appreciation)
13.4% / yr avg
Payback in ~16 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: Exempt
Condition: needs-renovation

Description

Urban property consisting of several houses to be rebuilt with a total area of 198m2 on a plot of 1,294m2. Located in Pechão, 100m from Café Arrunhadinho. Excellent property for private housing, as well as for investment, as it has enormous potential for appreciation. Area close to everything, with great access and eno

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)
$267/night
50% ($123)Brixfox estimate($267/night)200% ($492)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Indicative
Yearly income
$23,124
Likely range $13,874 – $32,373
Airbnb data$267/night · 49% occupancy
Rental income
$267/night · 49% occ.
$44,468
Running costs (20%)
Utilities, cleaning, maintenance
-$8,894
Income tax (10%)
Indonesian rental income tax
-$12,451
Property tax
Annual property tax
-$0
Net income
9.7% ROI
$23,124

Investment Returns

After-tax net yield · all-in cost basis

Approx. location

Net Yield · Fully-Managed · After Tax

6.1%

on all-in cost of $292,337

Scenario
Pre-tax
After-tax
Owner-managed
11.3%
9.9%
Fully-managed
7.4%
6.1%
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

15.2%

Annual Revenue

$44,468

Income Tax / yr

$3,891

Payback

16 yrs

True All-In Cost
Asking price$239,130
IMT — transfer tax (non-resident 7.5%)$17,935
Stamp duty (0.8%)$1,913
Notary + registry$2,174
Legal$4,011
Furnishing + STR launch$27,174
All-in cost$292,337

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$2.0M$1.5M$992K$496K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $220K
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 10: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$268K
+22%
Rental Income
+$113K
Total Position
$381K
+73%
11.6%/yr
Year 10
Capital Value
$326K
+48%
Rental Income
+$244K
Total Position
$570K
+159%
10.0%/yr
Year 20
Capital Value
$482K
+119%
Rental Income
+$572K
Total Position
$1.1M
+379%
8.1%/yr
Year 30
Capital Value
$714K
+224%
Rental Income
+$1.0M
Total Position
$1.7M
+684%
7.1%/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
Strong
9.7% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Strong
$246 per night
Visual Appeal
Weak
1/10 instagrammability
Size & Space
Strong
1294 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 9.7% — outperforms most villas in this market
Premium nightly rate of $246 — positioned in the top tier
Generous 1294 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 49% — 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

30% occ.
8.6%
$1,707/mo
40% occ.
11.4%
$2,276/mo
49% occ.
14.1%
$2,802/mo
current
59% occ.
16.9%
$3,371/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.