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Andar de moradia in Rua das Ferrarias, 45, Baixa, Olhão
Grade B+villabudget

Andar de moradia in Rua das Ferrarias, 45, Baixa, Olhão

Olhão · Eastern Algarve ·

€218,000

Asking Price (EUR)

6.4%

True Net Yield (Owner, all-in)

4.4%

True Net Yield (Managed, all-in)

9.9%

True Gross Yield

52%

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: €29,199/yr
Average Daily Rate: €153
Payback Period: 9.6 years
5-yr Capital Value: €286,449
10-yr Capital Value: €348,509
Brixfox Score: 70 / 100
Comparable Properties: 29
Data Confidence: 99%
Search Radius: 2 km

True Investment Cost

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

€296,421

+36.0% over asking

Asking price€218,000
IMT — Property transfer tax (investment schedule)€6,257
IS — Stamp duty (0.8%)€1,744
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,270
Total acquisition costs€12,521
Renovation (est. €900/m² × 56 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€50,400
(€39,200–€61,600)
Furnishing & STR launch (1bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€15,500
All-in investment (incl. renovation & furnishing)€296,421

Gross yield (asking price)

13.4%

True gross yield (all-in)

9.9%

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: 1
Building: 56 m²
Style: dated
Condition: needs-renovation

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
23.85
Visual Appeal
10
Ownership Security
13
Location
7.8
Land & Space
3.12
Rental Demand
5.24
Payback Speed
4
STR Suitability
3

Description

Traditional Charm in Olhão's Historic Center Unique Opportunity: T1 Ground Floor House with Traditional Vaulted Ceilings Discover this fantastic 80sqm ground floor apartment located in the heart of Olhão's historic downtown. This property is a true hidden gem, perfectly combining traditional Algarve architecture with

Location

📍 37.0260°N, 7.8410°W

· Olhão, Algarve, Portugal

Listed by TuaCasa Olhão & HolidaysPT via Idealista.pt
1-bedroom freehold villa in Olhão — photo 1 of 1
Idealista.pt

Andar de moradia in Rua das Ferrarias, 45, Baixa, Olhão

Olhão · Eastern Algarve · Ref BF-13291 Source verified · Idealista.pt · listed 16 Apr 2026
Asking price · Freehold
$236,957
Ownership
Freehold
Bedrooms
1
Built area
56 m²
True net yield
5.9%
≈ $2,225/mo net after costs & tax
5-yr total return (net + appreciation)
12.8% / yr avg
Payback in ~10 yrs from rent
Brixfox Score 70 · 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

Condition: needs-renovation

Description

Traditional Charm in Olhão's Historic Center Unique Opportunity: T1 Ground Floor House with Traditional Vaulted Ceilings Discover this fantastic 80sqm ground floor apartment located in the heart of Olhão's historic downtown. This property is a true hidden gem, perfectly combining traditional Algarve architecture with

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)
$215/night
50% ($99)Brixfox estimate($215/night)200% ($395)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Indicative
Yearly income
$21,361
Likely range $12,816 – $29,905
Airbnb data$215/night · 52% occupancy
Rental income
$215/night · 52% occ.
$41,079
Running costs (20%)
Utilities, cleaning, maintenance
-$8,216
Income tax (10%)
Indonesian rental income tax
-$11,502
Property tax
Annual property tax
-$0
Net income
9.0% ROI
$21,361

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

—

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

Scenario
Pre-tax
After-tax
Owner-managed
10.4%
—
Fully-managed
10.4%
—
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

16.1%

Annual Revenue

$41,079

Income Tax / yr

—

Payback

10 yrs

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$1.9M$1.4M$944K$472K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $218K
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
$265K
+22%
Rental Income
+$104K
Total Position
$370K
+70%
11.1%/yr
Year 10
Capital Value
$323K
+48%
Rental Income
+$225K
Total Position
$548K
+151%
9.7%/yr
Year 20
Capital Value
$478K
+119%
Rental Income
+$528K
Total Position
$1.0M
+361%
7.9%/yr
Year 30
Capital Value
$707K
+224%
Rental Income
+$935K
Total Position
$1.6M
+653%
7.0%/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.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
9.0% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Good
$197 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 9.0% — outperforms most villas in this market
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 52% — 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

32% occ.
7.5%
$1,483/mo
42% occ.
9.8%
$1,939/mo
52% occ.
12.1%
$2,396/mo
current
62% occ.
14.4%
$2,853/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.