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Semi-detached house in Travessa João da Carma, Baixa, Olhão
Semi-detached house in Travessa João da Carma, Baixa, Olhão — image 2Semi-detached house in Travessa João da Carma, Baixa, Olhão — image 3Semi-detached house in Travessa João da Carma, Baixa, Olhão — image 4Semi-detached house in Travessa João da Carma, Baixa, Olhão — image 5
Grade B+villamid-range

Semi-detached house in Travessa João da Carma, Baixa, Olhão

Olhão · Eastern Algarve ·

€250,000

Asking Price (EUR)

8.1%

True Net Yield (Owner, all-in)

5.3%

True Net Yield (Managed, all-in)

11.2%

True Gross Yield

44%

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: €32,613/yr
Average Daily Rate: €202
+3.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%)
Payback Period: 20.1 years
5-yr Capital Value: €289,819
10-yr Capital Value: €335,979
Brixfox Score: 68 / 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.

€292,347

+16.9% over asking

Asking price€250,000
IMT — Property transfer tax (investment schedule)€8,497
IS — Stamp duty (0.8%)€2,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,750
Total acquisition costs€15,497
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)€292,347

Gross yield (asking price)

13.1%

True gross yield (all-in)

11.2%

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: 1
Building: 82 m²
Style: contemporary
Condition: excellent
Year Built: 1951
Energy Certificate: Exempt

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

arched ceilingtextured wallsminimalist decor

Score Breakdown

ROI
17.94
Visual Appeal
14.2
Ownership Security
13
Location
7.8
Land & Space
3.64
Rental Demand
4.43
Payback Speed
3
STR Suitability
4

Description

Discover this charming villa, located in the heart of the historic centre of the picturesque cubist town of Olhão. With a gross floor area of 82 m², this property offers a unique opportunity to create the home of your dreams. With several rooms, two bedrooms and a bathroom, living room and kitchen, the potential for r

Location

📍 37.0260°N, 7.8410°W

· Olhão, Algarve, Portugal

Listed by Algarve Exclusif via Idealista.pt
2-bedroom freehold villa in Olhão — photo 1 of 5
Idealista.pt
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 Travessa João da Carma, Baixa, Olhão

Olhão · Eastern Algarve · Ref BF-13284 Source verified · Idealista.pt · listed 3 May 2026
Asking price · Freehold
$271,739
Ownership
Freehold
Bedrooms
2
Bathrooms
1
Built area
82 m²
True net yield
5.0%
≈ $2,576/mo net after costs & tax
5-yr total return (net + appreciation)
11.9% / yr avg
Payback in ~20 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: 1951
Energy: Exempt
Condition: excellent

Description

Discover this charming villa, located in the heart of the historic centre of the picturesque cubist town of Olhão. With a gross floor area of 82 m², this property offers a unique opportunity to create the home of your dreams. With several rooms, two bedrooms and a bathroom, living room and kitchen, the potential for r

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)
$284/night
50% ($131)Brixfox estimate($284/night)200% ($522)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Indicative
Yearly income
$22,093
Likely range $13,255 – $30,929
Airbnb data$284/night · 44% occupancy
Rental income
$284/night · 44% occ.
$42,486
Running costs (20%)
Utilities, cleaning, maintenance
-$8,497
Income tax (10%)
Indonesian rental income tax
-$11,896
Property tax
Annual property tax
-$0
Net income
8.1% ROI
$22,093

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

5.0%

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

Scenario
Pre-tax
After-tax
Owner-managed
9.4%
8.3%
Fully-managed
6.1%
5.0%
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

13.0%

Annual Revenue

$42,486

Income Tax / yr

$3,717

Payback

20 yrs

True All-In Cost
Asking price$271,739
IMT — transfer tax (non-resident 7.5%)$20,380
Stamp duty (0.8%)$2,174
Notary + registry$2,174
Legal$4,011
Furnishing + STR launch$27,174
All-in cost$327,652

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$2.0M$1.5M$1.0M$511K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $250K
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
$304K
+22%
Rental Income
+$108K
Total Position
$412K
+65%
10.5%/yr
Year 10
Capital Value
$370K
+48%
Rental Income
+$233K
Total Position
$603K
+141%
9.2%/yr
Year 20
Capital Value
$548K
+119%
Rental Income
+$546K
Total Position
$1.1M
+338%
7.7%/yr
Year 30
Capital Value
$811K
+224%
Rental Income
+$967K
Total Position
$1.8M
+611%
6.8%/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

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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
8.1% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Strong
$261 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

High rental yield at 8.1% — outperforms most villas in this market
Premium nightly rate of $261 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 44% — 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.
8.0%
$1,813/mo
40% occ.
10.7%
$2,417/mo
44% occ.
11.8%
$2,676/mo
current
54% occ.
14.5%
$3,281/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.