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Andar de moradia in Baixa, Olhão
Andar de moradia in Baixa, Olhão — image 2Andar de moradia in Baixa, Olhão — image 3Andar de moradia in Baixa, Olhão — image 4Andar de moradia in Baixa, Olhão — image 5
Grade Bvillabudget

Andar de moradia in Baixa, Olhão

Olhão · Eastern Algarve ·

€375,000

Asking Price (EUR)

5.0%

True Net Yield (Owner, all-in)

3.3%

True Net Yield (Managed, all-in)

6.7%

True Gross Yield

50%

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: €39,104/yr
Average Daily Rate: €213
-25.0% vs area baselineImage quality 5/10 (-6%), Portuguese-traditional style (+5%), No pool (-12%), Budget finish (-12%)
Payback Period: 23.3 years
5-yr Capital Value: €434,728
10-yr Capital Value: €503,969
Brixfox Score: 62.5 / 100
Comparable Properties: 23
Data Confidence: 97%
Search Radius: 2 km

True Investment Cost

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

€581,255

+55.0% over asking

Asking price€375,000
IMT — Property transfer tax (investment schedule)€17,830
IS — Stamp duty (0.8%)€3,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,625
Total acquisition costs€27,705
Renovation (est. €900/m² × 170 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€153,000
(€119,000–€187,000)
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)€581,255

Gross yield (asking price)

10.4%

True gross yield (all-in)

6.7%

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: 170 m²
Style: portuguese-traditional
Condition: needs-renovation
Year Built: 1951
Energy Certificate: C

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

ornate wrought-iron balconiescobblestone streettraditional green wooden doors

Score Breakdown

ROI
15.9
Visual Appeal
8.4
Ownership Security
13
Location
7.8
Land & Space
5.4
Rental Demand
5.04
Payback Speed
3
STR Suitability
4

Description

Located in the heart of Olhão's historic centre, just a short walk from the beautiful Ria Formosa, this spacious 4-bedroom property combines authentic Algarve character with great renovation potential. See floor plan. Occupying the ground floor of a traditional townhouse, it offers high vaulted ceilings, original wood

Location

📍 37.0260°N, 7.8410°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
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4-bedroom freehold villa in Olhão — photo 5 of 5

Andar de moradia in Baixa, Olhão

Olhão · Eastern Algarve · Ref BF-13316 Source verified · Russell & Decoz Real Estate · listed 2 Jun 2026
Asking price · Freehold
$407,609
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
1
Built area
170 m²
True net yield
4.3%
≈ $3,135/mo net after costs & tax
5-yr total return (net + appreciation)
10.2% / yr avg
Payback in ~23 yrs from rent
Brixfox Score 63 · 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: C
Condition: needs-renovation

Description

Located in the heart of Olhão's historic centre, just a short walk from the beautiful Ria Formosa, this spacious 4-bedroom property combines authentic Algarve character with great renovation potential. See floor plan. Occupying the ground floor of a traditional townhouse, it offers high vaulted ceilings, original wood

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)
$299/night
50% ($137)Brixfox estimate($299/night)200% ($550)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Indicative
Yearly income
$26,471
Likely range $15,883 – $37,060
Airbnb data$299/night · 50% occupancy
Rental income
$299/night · 50% occ.
$50,907
Running costs (20%)
Utilities, cleaning, maintenance
-$10,181
Income tax (10%)
Indonesian rental income tax
-$14,254
Property tax
Annual property tax
-$0
Net income
6.5% ROI
$26,471

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

4.3%

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

Scenario
Pre-tax
After-tax
Owner-managed
7.9%
7.0%
Fully-managed
5.2%
4.3%
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

10.7%

Annual Revenue

$50,907

Income Tax / yr

$4,454

Payback

23 yrs

True All-In Cost
Asking price$407,609
IMT — transfer tax (non-resident 7.5%)$30,571
Stamp duty (0.8%)$3,261
Notary + registry$2,174
Legal$5,014
Furnishing + STR launch$27,174
All-in cost$475,802

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$2.7M$2.0M$1.4M$683K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $375K
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 13: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$456K
+22%
Rental Income
+$129K
Total Position
$586K
+56%
9.3%/yr
Year 10
Capital Value
$555K
+48%
Rental Income
+$279K
Total Position
$834K
+122%
8.3%/yr
Year 20
Capital Value
$822K
+119%
Rental Income
+$654K
Total Position
$1.5M
+294%
7.1%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$1.2M
Total Position
$2.4M
+533%
6.3%/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
Good
6.5% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$275 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $275 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 50% — 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.
5.7%
$1,934/mo
40% occ.
7.6%
$2,571/mo
50% occ.
9.4%
$3,207/mo
current
60% occ.
11.3%
$3,843/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.