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Terraced house in Baixa, Olhão
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Grade C+villabudget

Terraced house in Baixa, Olhão

Olhão · Eastern Algarve ·

€365,000

Asking Price (EUR)

5.7%

True Net Yield (Owner, all-in)

3.7%

True Net Yield (Managed, all-in)

7.8%

True Gross Yield

51%

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: €35,997/yr
Average Daily Rate: €193
-28.0% vs area baselineImage quality 4/10 (-9%), Portuguese-traditional style (+5%), No pool (-12%), Budget finish (-12%)
Payback Period: 25.6 years
5-yr Capital Value: €423,135
10-yr Capital Value: €490,529
Brixfox Score: 54.6 / 100
Comparable Properties: 21
Data Confidence: 96%
Search Radius: 2 km

True Investment Cost

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

€460,075

+26.0% over asking

Asking price€365,000
IMT — Property transfer tax (investment schedule)€17,030
IS — Stamp duty (0.8%)€2,920
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,475
Total acquisition costs€26,675
Renovation (est. €350/m² × 132 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€46,200
(€33,000–€59,400)
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)€460,075

Gross yield (asking price)

9.9%

True gross yield (all-in)

7.8%

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
Bathrooms: 2
Building: 132 m²
Land: 78 m²
Style: portuguese-traditional
Condition: fair
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional portuguese tilesmarble staircase

Score Breakdown

ROI
14.65
Visual Appeal
6
Ownership Security
13
Location
7.8
Land & Space
2.04
Rental Demand
5.11
Payback Speed
2
STR Suitability
4

Description

3-bedroom house with 2 floors and access from two streets, located in the lower part of the city of Olhão, close to all amenities and a few minutes' walk from the riverside area. The house consists of a ground floor, 1st floor and attic. On the ground floor there is a large living room, kitchen, bathroom, backyard and

Location

📍 37.0260°N, 7.8410°W

· Olhão, Algarve, Portugal

Visit Imobiliária Bernardes →Listed via Idealista.pt
3-bedroom freehold villa in Olhão — photo 1 of 5
Imobiliária Bernardes
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3-bedroom freehold villa in Olhão — photo 5 of 5

Terraced house in Baixa, Olhão

Olhão · Eastern Algarve · Ref BF-13439 Source verified · Imobiliária Bernardes · listed 2 Jun 2026
Asking price · Freehold
$396,739
View original listing
Ownership
Freehold
Bedrooms
3
Bathrooms
2
Built area
132 m²
Land
78 m²
True net yield
3.9%
≈ $2,836/mo net after costs & tax
5-yr total return (net + appreciation)
9.9% / yr avg
Payback in ~26 yrs from rent
Brixfox Score 55 · 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: fair

Description

3-bedroom house with 2 floors and access from two streets, located in the lower part of the city of Olhão, close to all amenities and a few minutes' walk from the riverside area. The house consists of a ground floor, 1st floor and attic. On the ground floor there is a large living room, kitchen, bathroom, backyard and

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)
$272/night
50% ($125)Brixfox estimate($272/night)200% ($500)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Indicative
Yearly income
$24,380
Likely range $14,628 – $34,133
Airbnb data$272/night · 51% occupancy
Rental income
$272/night · 51% occ.
$46,885
Running costs (20%)
Utilities, cleaning, maintenance
-$9,377
Income tax (10%)
Indonesian rental income tax
-$13,128
Property tax
Annual property tax
-$0
Net income
6.1% ROI
$24,380

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

3.9%

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

Scenario
Pre-tax
After-tax
Owner-managed
7.3%
6.5%
Fully-managed
4.8%
3.9%
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

10.1%

Annual Revenue

$46,885

Income Tax / yr

$4,102

Payback

26 yrs

True All-In Cost
Asking price$396,739
IMT — transfer tax (non-resident 7.5%)$29,755
Stamp duty (0.8%)$3,174
Notary + registry$2,174
Legal$4,880
Furnishing + STR launch$27,174
All-in cost$463,897

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$2.6M$1.9M$1.3M$647K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $365K
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 14: 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
$444K
+22%
Rental Income
+$119K
Total Position
$563K
+54%
9.1%/yr
Year 10
Capital Value
$540K
+48%
Rental Income
+$257K
Total Position
$797K
+118%
8.1%/yr
Year 20
Capital Value
$800K
+119%
Rental Income
+$603K
Total Position
$1.4M
+284%
7.0%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$1.1M
Total Position
$2.3M
+517%
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
6.1% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Strong
$250 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Weak
78 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $250 — 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 51% — 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

31% occ.
5.4%
$1,797/mo
41% occ.
7.2%
$2,375/mo
51% occ.
8.9%
$2,954/mo
current
61% occ.
10.7%
$3,532/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.