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Detached house in Pechão, Olhão
Detached house in Pechão, Olhão — image 2Detached house in Pechão, Olhão — image 3Detached house in Pechão, Olhão — image 4Detached house in Pechão, Olhão — image 5
Grade Bvillaluxury

Detached house in Pechão, Olhão

Olhão · Eastern Algarve ·

€1.3M

Asking Price (EUR)

3.1%

True Net Yield (Owner, all-in)

2.1%

True Net Yield (Managed, all-in)

4.3%

True Gross Yield

34%

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: €65,539/yr
Average Daily Rate: €535
+26.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 47.4 years
5-yr Capital Value: €1.5M
10-yr Capital Value: €1.8M
Brixfox Score: 64.3 / 100
Comparable Properties: 5
Data Confidence: 56%
Search Radius: 6 km

True Investment Cost

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

€1.5M

+14.6% over asking

Asking price€1.3M
IMT — Property transfer tax (investment schedule)€99,375
IS — Stamp duty (0.8%)€10,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€19,875
Total acquisition costs€131,100
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€62,150
All-in investment (incl. renovation & furnishing)€1.5M

Gross yield (asking price)

5.0%

True gross yield (all-in)

4.3%

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: 5
Building: 280 m²
Land: 6240 m²
Style: portuguese-traditional
Condition: excellent
Energy Certificate: B
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

stone-clad outbuildinglarge private poolextensive wooden deckpalm trees

Score Breakdown

ROI
8.39
Visual Appeal
14.8
Ownership Security
13
Location
7.8
Land & Space
12
Rental Demand
3.35
Payback Speed
1
STR Suitability
4

Description

Discover this magnificent detached villa, where comfort, elegance and nature meet in perfect harmony. Inserted in a plot of land with 6,240. 00 m2, this property offers a unique living experience, ideal for those who value space, tranquillity and quality of construction. This villa is spread over two floors: On the g

Location

📍 37.0595°N, 7.8841°W

· Olhão, Algarve, Portugal

Listed by VIP Algarve Property Olhão via Idealista.pt
4-bedroom freehold villa in Olhão — photo 1 of 5
Idealista.pt
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

Detached house in Pechão, Olhão

Olhão · Eastern Algarve · Ref BF-13539 Source verified · Idealista.pt · listed 2 Jun 2026
Asking price · Freehold
$1,440,217
Ownership
Freehold
Bedrooms
4
Bathrooms
5
Built area
280 m²
Land
6240 m²
True net yield
2.1%
≈ $5,132/mo net after costs & tax
5-yr total return (net + appreciation)
6.8% / yr avg
Payback in ~47 yrs from rent
Brixfox Score 64 · 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: B
Condition: excellent

Description

Discover this magnificent detached villa, where comfort, elegance and nature meet in perfect harmony. Inserted in a plot of land with 6,240. 00 m2, this property offers a unique living experience, ideal for those who value space, tranquillity and quality of construction. This villa is spread over two floors: On the g

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)
$752/night
50% ($346)Brixfox estimate($752/night)200% ($1384)
Occupancy
34%
10%Brixfox estimate(34%)100%

Short-Term Rental

Indicative
Yearly income
$44,355
Likely range $26,613 – $62,097
Airbnb data$752/night · 34% occupancy
Rental income
$752/night · 34% occ.
$85,298
Running costs (20%)
Utilities, cleaning, maintenance
-$17,060
Income tax (10%)
Indonesian rental income tax
-$23,883
Property tax
Annual property tax
-$0
Net income
3.1% ROI
$44,355

Investment Returns

After-tax net yield · all-in cost basis

Exact location

Net Yield · Fully-Managed · After Tax

2.1%

on all-in cost of $1,602,473

Scenario
Pre-tax
After-tax
Owner-managed
3.8%
3.4%
Fully-managed
2.6%
2.1%
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

5.3%

Annual Revenue

$85,298

Income Tax / yr

$7,463

Payback

47 yrs

True All-In Cost
Asking price$1,440,217
IMT — transfer tax (non-resident 7.5%)$108,016
Stamp duty (0.8%)$11,522
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$1,602,473

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$7.2M$5.4M$3.6M$1.8M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.3M
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 24: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.6M
+22%
Rental Income
+$217K
Total Position
$1.8M
+38%
6.7%/yr
Year 10
Capital Value
$2.0M
+48%
Rental Income
+$468K
Total Position
$2.4M
+83%
6.2%/yr
Year 20
Capital Value
$2.9M
+119%
Rental Income
+$1.1M
Total Position
$4.0M
+202%
5.7%/yr
Year 30
Capital Value
$4.3M
+224%
Rental Income
+$1.9M
Total Position
$6.2M
+371%
5.3%/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
Average
3.1% annual return
Occupancy
Weak
34% average occupancy
Nightly Rate
Strong
$692 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
6240 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $692 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 6240 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.1% 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.
4.0%
$4,806/mo
40% occ.
5.3%
$6,408/mo
34% occ.
4.5%
$5,374/mo
current
44% occ.
5.8%
$6,976/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.