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Detached house in Pechão
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Grade Avillamid-range

Detached house in Pechão

Olhão · Eastern Algarve ·

€330,000

Asking Price (EUR)

10.0%

True Net Yield (Owner, all-in)

6.9%

True Net Yield (Managed, all-in)

12.6%

True Gross Yield

53%

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: €54,656/yr
Average Daily Rate: €280
Payback Period: 12.8 years
5-yr Capital Value: €382,560
10-yr Capital Value: €443,492
Brixfox Score: 82.6 / 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.

€434,270

+31.6% over asking

Asking price€330,000
IMT — Property transfer tax (investment schedule)€14,230
IS — Stamp duty (0.8%)€2,640
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,950
Total acquisition costs€23,070
Renovation (est. €350/m² × 140 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€49,000
(€35,000–€63,000)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,200
All-in investment (incl. renovation & furnishing)€434,270

Gross yield (asking price)

16.6%

True gross yield (all-in)

12.6%

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: 1
Building: 140 m²
Land: 20880 m²
Style: portuguese-traditional
Condition: fair
Energy Certificate: Exempt
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large plot of landrural setting

Score Breakdown

ROI
24.64
Visual Appeal
10.8
Ownership Security
13
Location
7.8
Land & Space
12
Rental Demand
5.34
Payback Speed
5
STR Suitability
4

Description

Great diversified investment opportunity. In its entirety, the property consists of the union of three properties - 1 mixed building and 2 rustic totaling 20,880 m2. The mixed building comprises a ground floor building for housing, with an area of 127.5 m2 and a square with an area of 232.5, which allows the expansion

Location

📍 37.0573°N, 7.8723°W

· Olhão, Algarve, Portugal

Listed by Formosa invest via Idealista.pt
3-bedroom freehold villa in Olhão — photo 1 of 5
Idealista.pt
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-13456 Source verified · Idealista.pt · listed 3 Jun 2026
Asking price · Freehold
$358,696
Ownership
Freehold
Bedrooms
3
Bathrooms
1
Built area
140 m²
Land
20880 m²
True net yield
7.8%
≈ $4,702/mo net after costs & tax
5-yr total return (net + appreciation)
14.1% / yr avg
Payback in ~13 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: Exempt
Condition: fair

Description

Great diversified investment opportunity. In its entirety, the property consists of the union of three properties - 1 mixed building and 2 rustic totaling 20,880 m2. The mixed building comprises a ground floor building for housing, with an area of 127.5 m2 and a square with an area of 232.5, which allows the expansion

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)
$394/night
50% ($181)Brixfox estimate($394/night)200% ($725)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Indicative
Yearly income
$37,020
Likely range $22,212 – $51,828
Airbnb data$394/night · 53% occupancy
Rental income
$394/night · 53% occ.
$71,192
Running costs (20%)
Utilities, cleaning, maintenance
-$14,238
Income tax (10%)
Indonesian rental income tax
-$19,934
Property tax
Annual property tax
-$0
Net income
10.3% ROI
$37,020

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

7.8%

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

Scenario
Pre-tax
After-tax
Owner-managed
13.4%
11.9%
Fully-managed
9.3%
7.8%
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

16.9%

Annual Revenue

$71,192

Income Tax / yr

$6,229

Payback

13 yrs

True All-In Cost
Asking price$358,696
IMT — transfer tax (non-resident 7.5%)$26,902
Stamp duty (0.8%)$2,870
Notary + registry$2,174
Legal$4,412
Furnishing + STR launch$27,174
All-in cost$422,227

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$3.1M$2.3M$1.5M$774K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $330K
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
$401K
+22%
Rental Income
+$181K
Total Position
$582K
+76%
12.0%/yr
Year 10
Capital Value
$488K
+48%
Rental Income
+$390K
Total Position
$879K
+166%
10.3%/yr
Year 20
Capital Value
$723K
+119%
Rental Income
+$915K
Total Position
$1.6M
+396%
8.3%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$1.6M
Total Position
$2.7M
+715%
7.2%/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
10.3% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$363 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Strong
20880 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 10.3% — outperforms most villas in this market
Premium nightly rate of $363 — positioned in the top tier
Generous 20880 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 53% — 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

33% occ.
9.4%
$2,806/mo
43% occ.
12.2%
$3,646/mo
53% occ.
15.0%
$4,485/mo
current
63% occ.
17.8%
$5,325/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.