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Detached house in Rua dos Arménios, Baixa, Olhão
Detached house in Rua dos Arménios, Baixa, Olhão — image 2Detached house in Rua dos Arménios, Baixa, Olhão — image 3Detached house in Rua dos Arménios, Baixa, Olhão — image 4Detached house in Rua dos Arménios, Baixa, Olhão — image 5
Grade Bvillamid-range

Detached house in Rua dos Arménios, Baixa, Olhão

Olhão · Eastern Algarve ·

€369,000

Asking Price (EUR)

5.5%

True Net Yield (Owner, all-in)

3.5%

True Net Yield (Managed, all-in)

7.8%

True Gross Yield

50%

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: €33,201/yr
Average Daily Rate: €181
Payback Period: 29.5 years
5-yr Capital Value: €427,772
10-yr Capital Value: €495,905
Brixfox Score: 58.1 / 100
Comparable Properties: 49
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.

€426,842

+15.7% over asking

Asking price€369,000
IMT — Property transfer tax (investment schedule)€17,350
IS — Stamp duty (0.8%)€2,952
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,535
Total acquisition costs€27,087
Renovation (est. €55/m² × 71 m²)
Light touch-ups — paint, fixtures, deep clean.		€3,905
(€2,130–€5,680)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€26,850
All-in investment (incl. renovation & furnishing)€426,842

Gross yield (asking price)

9.0%

True gross yield (all-in)

7.8%

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: 2
Bathrooms: 2
Building: 71 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: B-

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional blue and white exteriorcobblestone streetnautical themed bedroom decor

Score Breakdown

ROI
12.83
Visual Appeal
10
Ownership Security
13
Location
7.8
Land & Space
3.42
Rental Demand
5.03
Payback Speed
2
STR Suitability
4

Description

The Cosmopolitan Retreat 1 Minute from the Ria: The Jewel of Olhão's Downtown Nestled in the most privileged enclave of Olhão's downtown, just a one-minute walk from the iconic Municipal Markets and the embarkation pier for the barrier islands, lies a property that embodies the concept of 'Luxury Location'. This tradi

Location

📍 37.0260°N, 7.8410°W

· Olhão, Algarve, Portugal

Listed by MVP - Most Valued Property via Idealista.pt
2-bedroom freehold villa in Olhão — photo 1 of 5
Idealista.pt
2-bedroom freehold villa in Olhão — photo 2 of 5
2-bedroom freehold villa in Olhão — photo 3 of 5
2-bedroom freehold villa in Olhão — photo 4 of 5
2-bedroom freehold villa in Olhão — photo 5 of 5

Detached house in Rua dos Arménios, Baixa, Olhão

Olhão · Eastern Algarve · Ref BF-258 Source verified · Idealista.pt · listed 2 Jun 2026
Asking price · Freehold
$401,087
Ownership
Freehold
Bedrooms
2
Bathrooms
2
Built area
71 m²
True net yield
3.4%
≈ $2,557/mo net after costs & tax
5-yr total return (net + appreciation)
9.4% / yr avg
Payback in ~30 yrs from rent
Brixfox Score 58 · 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: good

Description

The Cosmopolitan Retreat 1 Minute from the Ria: The Jewel of Olhão's Downtown Nestled in the most privileged enclave of Olhão's downtown, just a one-minute walk from the iconic Municipal Markets and the embarkation pier for the barrier islands, lies a property that embodies the concept of 'Luxury Location'. This tradi

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)
$254/night
50% ($117)Brixfox estimate($254/night)200% ($468)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Indicative
Yearly income
$22,481
Likely range $13,488 – $31,473
Airbnb data$254/night · 50% occupancy
Rental income
$254/night · 50% occ.
$43,233
Running costs (20%)
Utilities, cleaning, maintenance
-$8,647
Income tax (10%)
Indonesian rental income tax
-$12,105
Property tax
Annual property tax
-$0
Net income
5.6% ROI
$22,481

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

3.4%

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

Scenario
Pre-tax
After-tax
Owner-managed
6.5%
5.7%
Fully-managed
4.2%
3.4%
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

9.2%

Annual Revenue

$43,233

Income Tax / yr

$3,783

Payback

30 yrs

True All-In Cost
Asking price$401,087
IMT — transfer tax (non-resident 7.5%)$30,082
Stamp duty (0.8%)$3,209
Notary + registry$2,174
Legal$4,934
Furnishing + STR launch$27,174
All-in cost$468,659

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$2.5M$1.9M$1.3M$627K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $369K
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 15: 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
$449K
+22%
Rental Income
+$110K
Total Position
$559K
+51%
8.7%/yr
Year 10
Capital Value
$546K
+48%
Rental Income
+$237K
Total Position
$783K
+112%
7.8%/yr
Year 20
Capital Value
$809K
+119%
Rental Income
+$556K
Total Position
$1.4M
+270%
6.8%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$984K
Total Position
$2.2M
+491%
6.1%/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
5.6% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$234 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

Premium nightly rate of $234 — 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 50% — 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.
4.9%
$1,641/mo
40% occ.
6.5%
$2,182/mo
50% occ.
8.1%
$2,724/mo
current
60% occ.
9.8%
$3,265/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.