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Semi-detached house in Caminho da Ribeira de Vale da Mó, Pechão
Semi-detached house in Caminho da Ribeira de Vale da Mó, Pechão — image 2Semi-detached house in Caminho da Ribeira de Vale da Mó, Pechão — image 3Semi-detached house in Caminho da Ribeira de Vale da Mó, Pechão — image 4Semi-detached house in Caminho da Ribeira de Vale da Mó, Pechão — image 5
Grade Avillamid-range

Semi-detached house in Caminho da Ribeira de Vale da Mó, Pechão

Olhão · Eastern Algarve ·

€698,000

Asking Price (EUR)

13.1%

True Net Yield (Owner, all-in)

9.5%

True Net Yield (Managed, all-in)

15.5%

True Gross Yield

48%

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: €126,259/yr
Average Daily Rate: €717
Payback Period: 10.0 years
5-yr Capital Value: €809,173
10-yr Capital Value: €938,054
Brixfox Score: 83 / 100
Comparable Properties: 7
Data Confidence: 59%
Search Radius: 6 km

True Investment Cost

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

€812,679

+16.4% over asking

Asking price€698,000
IMT — Property transfer tax (investment schedule)€41,880
IS — Stamp duty (0.8%)€5,584
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€10,470
Total acquisition costs€59,184
Renovation (est. €55/m² × 229 m²)
Light touch-ups — paint, fixtures, deep clean.		€12,595
(€6,870–€18,320)
Furnishing & STR launch (5bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€42,900
All-in investment (incl. renovation & furnishing)€812,679

Gross yield (asking price)

18.1%

True gross yield (all-in)

15.5%

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: 5
Bathrooms: 3
Building: 229 m²
Land: 2600 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: B-
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

solar-panelslarge-adjacent-land-plot

Score Breakdown

ROI
25
Visual Appeal
10.8
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
4.83
Payback Speed
5
STR Suitability
4

Description

House comprising ground floor and first floor, originally a 3-bedroom + 2-bedroom layout, with 228.96 m² of usable area, situated on a 2,600 m² plot, currently configured as 4 independent units: 1 3-bedroom apartment 1 2-bedroom apartment 2 1-bedroom apartments All units have independent entrances. It also has a g

Location

📍 37.0536°N, 7.8851°W

· Olhão, Algarve, Portugal

Listed by Casa da Portela via Idealista.pt
5-bedroom freehold villa in Olhão — photo 1 of 5
Idealista.pt
5-bedroom freehold villa in Olhão — photo 2 of 5
5-bedroom freehold villa in Olhão — photo 3 of 5
5-bedroom freehold villa in Olhão — photo 4 of 5
5-bedroom freehold villa in Olhão — photo 5 of 5

Semi-detached house in Caminho da Ribeira de Vale da Mó, Pechão

Olhão · Eastern Algarve · Ref BF-13341 Source verified · Idealista.pt · listed 3 Jun 2026
Asking price · Freehold
$758,696
Ownership
Freehold
Bedrooms
5
Bathrooms
3
Built area
229 m²
Land
2600 m²
True net yield
10.0%
≈ $11,538/mo net after costs & tax
5-yr total return (net + appreciation)
15.0% / yr avg
Payback in ~10 yrs from rent
Brixfox Score 83 · A

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: B-
Condition: good

Description

House comprising ground floor and first floor, originally a 3-bedroom + 2-bedroom layout, with 228.96 m² of usable area, situated on a 2,600 m² plot, currently configured as 4 independent units: 1 3-bedroom apartment 1 2-bedroom apartment 2 1-bedroom apartments All units have independent entrances. It also has a g

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)
$1,008/night
50% ($464)Brixfox estimate($1,008/night)200% ($1855)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Indicative
Yearly income
$85,516
Likely range $51,310 – $119,722
Airbnb data$1,008/night · 48% occupancy
Rental income
$1,008/night · 48% occ.
$164,453
Running costs (20%)
Utilities, cleaning, maintenance
-$32,891
Income tax (10%)
Indonesian rental income tax
-$46,047
Property tax
Annual property tax
-$0
Net income
11.3% ROI
$85,516

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

10.0%

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

Scenario
Pre-tax
After-tax
Owner-managed
16.1%
14.4%
Fully-managed
11.7%
10.0%
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

19.1%

Annual Revenue

$164,453

Income Tax / yr

$14,389

Payback

10 yrs

True All-In Cost
Asking price$758,696
IMT — transfer tax (non-resident 7.5%)$56,902
Stamp duty (0.8%)$6,070
Notary + registry$2,174
Legal$9,332
Furnishing + STR launch$27,174
All-in cost$860,347

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$6.9M$5.2M$3.5M$1.7M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $698K
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 8: 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
$849K
+22%
Rental Income
+$418K
Total Position
$1.3M
+82%
12.7%/yr
Year 10
Capital Value
$1.0M
+48%
Rental Income
+$902K
Total Position
$1.9M
+177%
10.7%/yr
Year 20
Capital Value
$1.5M
+119%
Rental Income
+$2.1M
Total Position
$3.6M
+422%
8.6%/yr
Year 30
Capital Value
$2.3M
+224%
Rental Income
+$3.7M
Total Position
$6.0M
+761%
7.4%/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
11.3% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Strong
$928 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Strong
2600 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 11.3% — outperforms most villas in this market
Premium nightly rate of $928 — positioned in the top tier
Generous 2600 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 48% — 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.
10.2%
$6,440/mo
40% occ.
13.6%
$8,586/mo
48% occ.
16.4%
$10,362/mo
current
58% occ.
19.8%
$12,508/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.