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Detached house in Pechão
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Grade B+villabudget

Detached house in Pechão

Olhão · Eastern Algarve ·

€200,000

Asking Price (EUR)

6.6%

True Net Yield (Owner, all-in)

4.3%

True Net Yield (Managed, all-in)

8.8%

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: €33,872/yr
Average Daily Rate: €185
-34.0% vs area baselineImage quality 2/10 (-15%), Portuguese-traditional style (+5%), No pool (-12%), Budget finish (-12%)
Payback Period: 15.2 years
5-yr Capital Value: €231,855
10-yr Capital Value: €268,783
Brixfox Score: 71.4 / 100
Comparable Properties: 22
Data Confidence: 74%
Search Radius: 6 km

True Investment Cost

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

€383,347

+91.7% over asking

Asking price€200,000
IMT — Property transfer tax (investment schedule)€4,997
IS — Stamp duty (0.8%)€1,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,000
Total acquisition costs€10,847
Renovation (est. €900/m² × 167 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€150,300
(€116,900–€183,700)
Furnishing & STR launch (3bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€22,200
All-in investment (incl. renovation & furnishing)€383,347

Gross yield (asking price)

16.9%

True gross yield (all-in)

8.8%

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: 3
Building: 167 m²
Land: 35800 m²
Style: portuguese-traditional
Condition: needs-renovation
Energy Certificate: Exempt

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

historic structuretraditional chimney

Score Breakdown

ROI
22.18
Visual Appeal
3.4
Ownership Security
13
Location
7.8
Land & Space
12
Rental Demand
5.02
Payback Speed
4
STR Suitability
4

Description

Magnificent property in the heart of the Barrocal Algarve. With a construction area of 167 m2, it consists of a house, several small buildings and an old windmill on a plot of land with a total area of 3.6 hectare. Just 14 km from Faro international airport and 8 km from the sea. Known as one of the first fishing to

Location

📍 37.0573°N, 7.8723°W

· Olhão, Algarve, Portugal

View this property on Sortami →Listed via Idealista.pt
3-bedroom freehold villa in Olhão — photo 1 of 5
Sortami
3-bedroom freehold villa in Olhão — photo 2 of 5
3-bedroom freehold villa in Olhão — photo 3 of 5
3-bedroom freehold villa in Olhão — photo 4 of 5
3-bedroom freehold villa in Olhão — photo 5 of 5

Detached house in Pechão

Olhão · Eastern Algarve · Ref BF-13418 Source verified · Sortami · listed 3 Jun 2026
Asking price · Freehold
$217,391
View original listing
Ownership
Freehold
Bedrooms
3
Built area
167 m²
Land
35800 m²
True net yield
6.6%
≈ $2,733/mo net after costs & tax
5-yr total return (net + appreciation)
14.3% / yr avg
Payback in ~15 yrs from rent
Brixfox Score 71 · 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

Energy: Exempt
Condition: needs-renovation

Description

Magnificent property in the heart of the Barrocal Algarve. With a construction area of 167 m2, it consists of a house, several small buildings and an old windmill on a plot of land with a total area of 3.6 hectare. Just 14 km from Faro international airport and 8 km from the sea. Known as one of the first fishing to

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)
$260/night
50% ($120)Brixfox estimate($260/night)200% ($479)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Indicative
Yearly income
$22,945
Likely range $13,767 – $32,123
Airbnb data$260/night · 50% occupancy
Rental income
$260/night · 50% occ.
$44,125
Running costs (20%)
Utilities, cleaning, maintenance
-$8,825
Income tax (10%)
Indonesian rental income tax
-$12,355
Property tax
Annual property tax
-$0
Net income
10.6% ROI
$22,945

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

6.6%

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

Scenario
Pre-tax
After-tax
Owner-managed
12.2%
10.8%
Fully-managed
8.0%
6.6%
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

16.4%

Annual Revenue

$44,125

Income Tax / yr

$3,861

Payback

15 yrs

True All-In Cost
Asking price$217,391
IMT — transfer tax (non-resident 7.5%)$16,304
Stamp duty (0.8%)$1,739
Notary + registry$2,174
Legal$4,011
Furnishing + STR launch$27,174
All-in cost$268,793

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$1.9M$1.4M$950K$475K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $200K
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 9: 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
$243K
+22%
Rental Income
+$112K
Total Position
$355K
+78%
12.2%/yr
Year 10
Capital Value
$296K
+48%
Rental Income
+$242K
Total Position
$538K
+169%
10.4%/yr
Year 20
Capital Value
$438K
+119%
Rental Income
+$567K
Total Position
$1.0M
+403%
8.4%/yr
Year 30
Capital Value
$649K
+224%
Rental Income
+$1.0M
Total Position
$1.7M
+726%
7.3%/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
Strong
10.6% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$239 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Strong
35800 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 10.6% — outperforms most villas in this market
Premium nightly rate of $239 — positioned in the top tier
Generous 35800 m² land — room for expansion or amenities

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.
9.2%
$1,672/mo
40% occ.
12.3%
$2,226/mo
50% occ.
15.3%
$2,780/mo
current
60% occ.
18.4%
$3,334/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.