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Detached house in Baixa, Olhão
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Grade C+villamid-range

Detached house in Baixa, Olhão

Olhão · Eastern Algarve ·

€270,000

Asking Price (EUR)

4.0%

True Net Yield (Owner, all-in)

2.2%

True Net Yield (Managed, all-in)

6.6%

True Gross Yield

47%

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: €20,493/yr
Average Daily Rate: €119
-10.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), No pool (-12%)
Payback Period: 52.7 years
5-yr Capital Value: €313,004
10-yr Capital Value: €362,857
Brixfox Score: 48.1 / 100
Comparable Properties: 42
Data Confidence: 99%
Search Radius: 2 km

True Investment Cost

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

€312,487

+15.7% over asking

Asking price€270,000
IMT — Property transfer tax (investment schedule)€9,897
IS — Stamp duty (0.8%)€2,160
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,050
Total acquisition costs€17,357
Renovation (est. €55/m² × 66 m²)
Light touch-ups — paint, fixtures, deep clean.		€3,630
(€1,980–€5,280)
Furnishing & STR launch (1bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€21,500
All-in investment (incl. renovation & furnishing)€312,487

Gross yield (asking price)

7.6%

True gross yield (all-in)

6.6%

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: 1
Bathrooms: 1
Building: 66 m²
Land: 33 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: Exempt

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional portuguese tilesvines on facadesun motif

Score Breakdown

ROI
7.6
Visual Appeal
9.8
Ownership Security
13
Location
7.8
Land & Space
1.19
Rental Demand
4.73
Payback Speed
0
STR Suitability
4

Description

Fully renovated 1-bedroom house near downtown Olhão. This completely renovated 1-bedroom house blends traditional Algarve charm with contemporary comfort, quality materials, and impeccable aesthetic care. Located a few minutes' walk from downtown Olhão, in an authentic and highly sought-after area: • 400 meters from

Location

📍 37.0271°N, 7.8408°W

· Olhão, Algarve, Portugal

View this property on Vilas Saraiva →Listed via Idealista.pt
1-bedroom freehold villa in Olhão — photo 1 of 5
Vilas Saraiva
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1-bedroom freehold villa in Olhão — photo 5 of 5

Detached house in Baixa, Olhão

Olhão · Eastern Algarve · Ref BF-13505 Source verified · Vilas Saraiva · listed 2 Jun 2026
Asking price · Freehold
$293,478
View original listing
Ownership
Freehold
Bedrooms
1
Bathrooms
1
Built area
66 m²
Land
33 m²
True net yield
1.9%
≈ $1,366/mo net after costs & tax
5-yr total return (net + appreciation)
8.5% / yr avg
Payback in ~53 yrs from rent
Brixfox Score 48 · 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: Exempt
Condition: good

Description

Fully renovated 1-bedroom house near downtown Olhão. This completely renovated 1-bedroom house blends traditional Algarve charm with contemporary comfort, quality materials, and impeccable aesthetic care. Located a few minutes' walk from downtown Olhão, in an authentic and highly sought-after area: • 400 meters from

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)
$167/night
50% ($77)Brixfox estimate($167/night)200% ($308)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Indicative
Yearly income
$13,881
Likely range $8,328 – $19,433
Airbnb data$167/night · 47% occupancy
Rental income
$167/night · 47% occ.
$26,693
Running costs (20%)
Utilities, cleaning, maintenance
-$5,339
Income tax (10%)
Indonesian rental income tax
-$7,474
Property tax
Annual property tax
-$0
Net income
4.7% ROI
$13,881

Investment Returns

After-tax net yield · all-in cost basis

Exact location

Net Yield · Fully-Managed · After Tax

1.9%

on all-in cost of $351,196

Scenario
Pre-tax
After-tax
Owner-managed
4.7%
4.0%
Fully-managed
2.6%
1.9%
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

7.6%

Annual Revenue

$26,693

Income Tax / yr

$2,336

Payback

53 yrs

True All-In Cost
Asking price$293,478
IMT — transfer tax (non-resident 7.5%)$22,011
Stamp duty (0.8%)$2,348
Notary + registry$2,174
Legal$4,011
Furnishing + STR launch$27,174
All-in cost$351,196

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$1.7M$1.3M$853K$426K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $270K
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 17: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$328K
+22%
Rental Income
+$68K
Total Position
$396K
+47%
8.0%/yr
Year 10
Capital Value
$400K
+48%
Rental Income
+$146K
Total Position
$546K
+102%
7.3%/yr
Year 20
Capital Value
$592K
+119%
Rental Income
+$343K
Total Position
$935K
+246%
6.4%/yr
Year 30
Capital Value
$876K
+224%
Rental Income
+$608K
Total Position
$1.5M
+449%
5.8%/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
Average
4.7% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Good
$154 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Weak
33 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 4.7% is near 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.
4.4%
$1,068/mo
40% occ.
5.8%
$1,424/mo
47% occ.
6.9%
$1,682/mo
current
57% occ.
8.3%
$2,038/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.