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Semi-detached house in Baixa, Olhão
Semi-detached house in Baixa, Olhão — image 2Semi-detached house in Baixa, Olhão — image 3Semi-detached house in Baixa, Olhão — image 4Semi-detached house in Baixa, Olhão — image 5
Grade Cvillabudget

Semi-detached house in Baixa, Olhão

Olhão · Eastern Algarve ·

€735,000

Asking Price (EUR)

1.3%

True Net Yield (Owner, all-in)

0.7%

True Net Yield (Managed, all-in)

2.3%

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: €24,742/yr
Average Daily Rate: €139
-51.0% vs area baselineImage quality 3/10 (-12%), Dated style (-15%), No pool (-12%), Budget finish (-12%)
Payback Period: 141.1 years
5-yr Capital Value: €852,066
10-yr Capital Value: €987,779
Brixfox Score: 43.1 / 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.

€1.1M

+43.8% over asking

Asking price€735,000
IMT — Property transfer tax (investment schedule)€44,100
IS — Stamp duty (0.8%)€5,880
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,025
Total acquisition costs€62,255
Renovation (est. €900/m² × 260 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€234,000
(€182,000–€286,000)
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)€1.1M

Gross yield (asking price)

3.4%

True gross yield (all-in)

2.3%

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: 2
Building: 260 m²
Style: dated
Condition: needs-renovation
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

tiled wallspatterned floor tilesdouble doors with glass panels

Score Breakdown

ROI
2.84
Visual Appeal
4.6
Ownership Security
13
Location
7.8
Land & Space
6
Rental Demand
4.88
Payback Speed
0
STR Suitability
4

Description

For sale: this beautiful building for renovation, located in the historic centre of Olhão. With a total surface area of 260 m2 and two levels, it comprises 2 dwellings and a commercial space, each with its own entrance. On the ground floor, the first house dates from before 1951 and comprises a bedroom, a small room

Location

📍 37.0260°N, 7.8410°W

· Olhão, Algarve, Portugal

View this property on Portugal à la Carte Lda →Listed via Idealista.pt
4-bedroom freehold villa in Olhão — photo 1 of 5
Portugal à la Carte Lda
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

Semi-detached house in Baixa, Olhão

Olhão · Eastern Algarve · Ref BF-13372 Source verified · Portugal à la Carte Lda · listed 2 Jun 2026
Asking price · Freehold
$798,913
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
2
Built area
260 m²
True net yield
0.7%
≈ $1,487/mo net after costs & tax
5-yr total return (net + appreciation)
5.9% / yr avg
Payback in ~141 yrs from rent
Brixfox Score 43 · C

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: D
Condition: needs-renovation

Description

For sale: this beautiful building for renovation, located in the historic centre of Olhão. With a total surface area of 260 m2 and two levels, it comprises 2 dwellings and a commercial space, each with its own entrance. On the ground floor, the first house dates from before 1951 and comprises a bedroom, a small room

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)
$195/night
50% ($90)Brixfox estimate($195/night)200% ($359)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Indicative
Yearly income
$16,760
Likely range $10,055 – $23,464
Airbnb data$195/night · 49% occupancy
Rental income
$195/night · 49% occ.
$32,230
Running costs (20%)
Utilities, cleaning, maintenance
-$6,446
Income tax (10%)
Indonesian rental income tax
-$9,025
Property tax
Annual property tax
-$0
Net income
2.1% ROI
$16,760

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

0.7%

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

Scenario
Pre-tax
After-tax
Owner-managed
2.0%
1.7%
Fully-managed
1.0%
0.7%
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

3.6%

Annual Revenue

$32,230

Income Tax / yr

$2,821

Payback

—

True All-In Cost
Asking price$798,913
IMT — transfer tax (non-resident 7.5%)$59,918
Stamp duty (0.8%)$6,391
Notary + registry$2,174
Legal$9,827
Furnishing + STR launch$27,174
All-in cost$904,398

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$3.6M$2.7M$1.8M$896K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $735K
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.
2x return
Year 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$894K
+22%
Rental Income
+$82K
Total Position
$976K
+33%
5.8%/yr
Year 10
Capital Value
$1.1M
+48%
Rental Income
+$177K
Total Position
$1.3M
+72%
5.6%/yr
Year 20
Capital Value
$1.6M
+119%
Rental Income
+$414K
Total Position
$2.0M
+175%
5.2%/yr
Year 30
Capital Value
$2.4M
+224%
Rental Income
+$734K
Total Position
$3.1M
+324%
4.9%/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
Weak
2.1% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Good
$180 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

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.1% is below the market average — model your cashflow carefully

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
1.9%
$1,247/mo
40% occ.
2.5%
$1,663/mo
49% occ.
3.0%
$2,030/mo
current
59% occ.
3.7%
$2,446/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.