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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 ·

€265,000

Asking Price (EUR)

4.6%

True Net Yield (Owner, all-in)

2.6%

True Net Yield (Managed, all-in)

7.2%

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: €22,093/yr
Average Daily Rate: €128
-3.0% vs area baselineImage quality 6/10 (-3%), Modern/contemporary style (+12%), No pool (-12%)
Payback Period: 43.4 years
5-yr Capital Value: €307,208
10-yr Capital Value: €356,138
Brixfox Score: 50.7 / 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.

€306,252

+15.6% over asking

Asking price€265,000
IMT — Property transfer tax (investment schedule)€9,547
IS — Stamp duty (0.8%)€2,120
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,975
Total acquisition costs€16,892
Renovation (est. €55/m² × 52 m²)
Light touch-ups — paint, fixtures, deep clean.		€2,860
(€1,560–€4,160)
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)€306,252

Gross yield (asking price)

8.3%

True gross yield (all-in)

7.2%

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: 52 m²
Land: 56 m²
Style: contemporary
Condition: good
Energy Certificate: Exempt

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

vaulted ceiling

Score Breakdown

ROI
9.05
Visual Appeal
8.8
Ownership Security
13
Location
7.8
Land & Space
2.33
Rental Demand
4.72
Payback Speed
1
STR Suitability
4

Description

Traditional townhouse located in downtown Olhão, close to the traditional markets and the Floripes legend route. This semi-detached house has been renovated inside, offering a cozy and modern atmosphere. With 1 bedroom, a living/dining room, a bathroom and a kitchen, it's perfect for those looking for a comfortable and

Location

📍 37.0280°N, 7.8428°W

· Olhão, Algarve, Portugal

Listed by New Start Imobiliária via Idealista.pt
1-bedroom freehold villa in Olhão — photo 1 of 5
Idealista.pt
1-bedroom freehold villa in Olhão — photo 2 of 5
1-bedroom freehold villa in Olhão — photo 3 of 5
1-bedroom freehold villa in Olhão — photo 4 of 5
1-bedroom freehold villa in Olhão — photo 5 of 5

Detached house in Baixa, Olhão

Olhão · Eastern Algarve · Ref BF-13566 Source verified · Idealista.pt · listed 2 Jun 2026
Asking price · Freehold
$288,043
Ownership
Freehold
Bedrooms
1
Bathrooms
1
Built area
52 m²
Land
56 m²
True net yield
2.3%
≈ $1,527/mo net after costs & tax
5-yr total return (net + appreciation)
8.9% / yr avg
Payback in ~43 yrs from rent
Brixfox Score 51 · 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

Traditional townhouse located in downtown Olhão, close to the traditional markets and the Floripes legend route. This semi-detached house has been renovated inside, offering a cozy and modern atmosphere. With 1 bedroom, a living/dining room, a bathroom and a kitchen, it's perfect for those looking for a comfortable 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)
$181/night
50% ($83)Brixfox estimate($181/night)200% ($332)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Indicative
Yearly income
$14,964
Likely range $8,978 – $20,949
Airbnb data$181/night · 47% occupancy
Rental income
$181/night · 47% occ.
$28,776
Running costs (20%)
Utilities, cleaning, maintenance
-$5,755
Income tax (10%)
Indonesian rental income tax
-$8,057
Property tax
Annual property tax
-$0
Net income
5.2% ROI
$14,964

Investment Returns

After-tax net yield · all-in cost basis

Exact location

Net Yield · Fully-Managed · After Tax

2.3%

on all-in cost of $345,310

Scenario
Pre-tax
After-tax
Owner-managed
5.3%
4.6%
Fully-managed
3.0%
2.3%
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

8.3%

Annual Revenue

$28,776

Income Tax / yr

$2,517

Payback

43 yrs

True All-In Cost
Asking price$288,043
IMT — transfer tax (non-resident 7.5%)$21,603
Stamp duty (0.8%)$2,304
Notary + registry$2,174
Legal$4,011
Furnishing + STR launch$27,174
All-in cost$345,310

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$1.7M$1.3M$871K$435K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $265K
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 16: 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
$322K
+22%
Rental Income
+$73K
Total Position
$396K
+49%
8.3%/yr
Year 10
Capital Value
$392K
+48%
Rental Income
+$158K
Total Position
$550K
+108%
7.6%/yr
Year 20
Capital Value
$581K
+119%
Rental Income
+$370K
Total Position
$951K
+259%
6.6%/yr
Year 30
Capital Value
$860K
+224%
Rental Income
+$655K
Total Position
$1.5M
+471%
6.0%/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
5.2% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Good
$166 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Weak
56 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
Occupancy at 47% — 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.
4.8%
$1,153/mo
40% occ.
6.4%
$1,538/mo
47% occ.
7.6%
$1,813/mo
current
57% occ.
9.2%
$2,197/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.