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Terraced house in Rua Moinho da Barreta, 12, Baixa, Olhão
Terraced house in Rua Moinho da Barreta, 12, Baixa, Olhão — image 2Terraced house in Rua Moinho da Barreta, 12, Baixa, Olhão — image 3Terraced house in Rua Moinho da Barreta, 12, Baixa, Olhão — image 4Terraced house in Rua Moinho da Barreta, 12, Baixa, Olhão — image 5
Grade B+villamid-range

Terraced house in Rua Moinho da Barreta, 12, Baixa, Olhão

Olhão · Eastern Algarve ·

€350,000

Asking Price (EUR)

8.8%

True Net Yield (Owner, all-in)

6.0%

True Net Yield (Managed, all-in)

11.4%

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: €47,172/yr
Average Daily Rate: €246
-10.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), No pool (-12%)
Payback Period: 16.5 years
5-yr Capital Value: €405,746
10-yr Capital Value: €470,371
Brixfox Score: 68.4 / 100
Comparable Properties: 20
Data Confidence: 98%
Search Radius: 2 km

True Investment Cost

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

€412,445

+17.8% over asking

Asking price€350,000
IMT — Property transfer tax (investment schedule)€15,830
IS — Stamp duty (0.8%)€2,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,250
Total acquisition costs€25,130
Renovation (est. €55/m² × 93 m²)
Light touch-ups — paint, fixtures, deep clean.		€5,115
(€2,790–€7,440)
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)€412,445

Gross yield (asking price)

13.5%

True gross yield (all-in)

11.4%

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: 93 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: Not indicated

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional portuguese tilesbalcony with metal railing

Score Breakdown

ROI
21.1
Visual Appeal
9.4
Ownership Security
13
Location
7.8
Land & Space
3.86
Rental Demand
5.26
Payback Speed
4
STR Suitability
4

Description

Townhouse in Olhão. Small sea view from the roof terrace. 2 minutes walk from the square and the Olhão Marina. Living and dining room, kitchen, 3 bedrooms (one used as a storage room). Ready to move in.

Location

📍 37.0248°N, 7.8444°W

· Olhão, Algarve, Portugal

Listed 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

Terraced house in Rua Moinho da Barreta, 12, Baixa, Olhão

Olhão · Eastern Algarve · Ref BF-13597 Source verified · Idealista.pt · listed 3 Jun 2026
Asking price · Freehold
$380,435
Ownership
Freehold
Bedrooms
3
Bathrooms
2
Built area
93 m²
True net yield
6.1%
≈ $3,950/mo net after costs & tax
5-yr total return (net + appreciation)
12.2% / yr avg
Payback in ~17 yrs from rent
Brixfox Score 68 · 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: Not indicated
Condition: good

Description

Townhouse in Olhão. Small sea view from the roof terrace. 2 minutes walk from the square and the Olhão Marina. Living and dining room, kitchen, 3 bedrooms (one used as a storage room). Ready to move in.

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)
$346/night
50% ($159)Brixfox estimate($346/night)200% ($636)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Indicative
Yearly income
$31,952
Likely range $19,172 – $44,734
Airbnb data$346/night · 53% occupancy
Rental income
$346/night · 53% occ.
$61,447
Running costs (20%)
Utilities, cleaning, maintenance
-$12,289
Income tax (10%)
Indonesian rental income tax
-$17,205
Property tax
Annual property tax
-$0
Net income
8.4% ROI
$31,952

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

6.0%

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

Scenario
Pre-tax
After-tax
Owner-managed
10.6%
9.4%
Fully-managed
7.3%
6.0%
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

13.8%

Annual Revenue

$61,447

Income Tax / yr

$5,376

Payback

17 yrs

True All-In Cost
Asking price$380,435
IMT — transfer tax (non-resident 7.5%)$28,533
Stamp duty (0.8%)$3,043
Notary + registry$2,174
Legal$4,679
Furnishing + STR launch$27,174
All-in cost$446,038

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$2.9M$2.2M$1.5M$728K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $350K
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 11: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$426K
+22%
Rental Income
+$156K
Total Position
$582K
+66%
10.7%/yr
Year 10
Capital Value
$518K
+48%
Rental Income
+$337K
Total Position
$855K
+144%
9.3%/yr
Year 20
Capital Value
$767K
+119%
Rental Income
+$790K
Total Position
$1.6M
+345%
7.7%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$1.4M
Total Position
$2.5M
+624%
6.8%/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
Strong
8.4% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$318 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.4% — outperforms most villas in this market
Premium nightly rate of $318 — 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 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.
7.6%
$2,398/mo
43% occ.
9.9%
$3,135/mo
53% occ.
12.2%
$3,871/mo
current
63% occ.
14.5%
$4,608/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.