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

Detached house in Olhão, Baixa, Olhão

Olhão · Eastern Algarve ·

€795,000

Asking Price (EUR)

5.0%

True Net Yield (Owner, all-in)

3.4%

True Net Yield (Managed, all-in)

6.6%

True Gross Yield

52%

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: €60,164/yr
Average Daily Rate: €317
+12.0% vs area baselineModern/contemporary style (+12%), Has pool (0%)
Payback Period: 28.9 years
5-yr Capital Value: €921,623
10-yr Capital Value: €1.1M
Brixfox Score: 69.3 / 100
Comparable Properties: 23
Data Confidence: 97%
Search Radius: 2 km

True Investment Cost

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

€917,025

+15.3% over asking

Asking price€795,000
IMT — Property transfer tax (investment schedule)€47,700
IS — Stamp duty (0.8%)€6,360
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,925
Total acquisition costs€67,235
Renovation (est. €55/m² × 268 m²)
Light touch-ups — paint, fixtures, deep clean.		€14,740
(€8,040–€21,440)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€40,050
All-in investment (incl. renovation & furnishing)€917,025

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: 4
Bathrooms: 1
Building: 268 m²
Land: 682 m²
Style: contemporary
Condition: good
Year Built: 1983
Energy Certificate: D
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

private swimming poolmature garden landscapingoutdoor dining/lounge areas

Score Breakdown

ROI
13.11
Visual Appeal
12.8
Ownership Security
13
Location
7.8
Land & Space
11.39
Rental Demand
5.2
Payback Speed
2
STR Suitability
4

Description

An excellent detached house, fully enclosed and secure, set on a fantastic plot of around 682m² with a swimming pool and garden, where every space has been put to excellent use! This could be your next home, where every detail impresses! This modern home combines high ceilings, large, light-filled windows and a beauti

Location

📍 37.0260°N, 7.8410°W

· Olhão, Algarve, Portugal

View this property on ERA Olhão →Listed via Idealista.pt
4-bedroom freehold villa in Olhão — photo 1 of 5
ERA Olhão
4-bedroom freehold villa in Olhão — photo 2 of 5
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4-bedroom freehold villa in Olhão — photo 5 of 5

Detached house in Olhão, Baixa, Olhão

Olhão · Eastern Algarve · Ref BF-265 Source verified · ERA Olhão · listed 3 Jun 2026
Asking price · Freehold
$864,130
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
1
Built area
268 m²
Land
682 m²
True net yield
3.5%
≈ $4,947/mo net after costs & tax
5-yr total return (net + appreciation)
8.5% / yr avg
Payback in ~29 yrs from rent
Brixfox Score 69 · 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

Year built: 1983
Energy: D
Condition: good

Description

An excellent detached house, fully enclosed and secure, set on a fantastic plot of around 682m² with a swimming pool and garden, where every space has been put to excellent use! This could be your next home, where every detail impresses! This modern home combines high ceilings, large, light-filled windows and a beauti

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)
$446/night
50% ($205)Brixfox estimate($446/night)200% ($821)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Indicative
Yearly income
$40,753
Likely range $24,452 – $57,054
Airbnb data$446/night · 52% occupancy
Rental income
$446/night · 52% occ.
$78,372
Running costs (20%)
Utilities, cleaning, maintenance
-$15,674
Income tax (10%)
Indonesian rental income tax
-$21,944
Property tax
Annual property tax
-$0
Net income
4.7% ROI
$40,753

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

3.5%

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

Scenario
Pre-tax
After-tax
Owner-managed
6.1%
5.4%
Fully-managed
4.2%
3.5%
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

8.0%

Annual Revenue

$78,372

Income Tax / yr

$6,858

Payback

29 yrs

True All-In Cost
Asking price$864,130
IMT — transfer tax (non-resident 7.5%)$64,810
Stamp duty (0.8%)$6,913
Notary + registry$2,174
Legal$10,629
Furnishing + STR launch$27,174
All-in cost$975,830

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$5.0M$3.8M$2.5M$1.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $795K
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
$967K
+22%
Rental Income
+$199K
Total Position
$1.2M
+47%
8.0%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$430K
Total Position
$1.6M
+102%
7.3%/yr
Year 20
Capital Value
$1.7M
+119%
Rental Income
+$1.0M
Total Position
$2.7M
+246%
6.4%/yr
Year 30
Capital Value
$2.6M
+224%
Rental Income
+$1.8M
Total Position
$4.4M
+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
52% average occupancy
Nightly Rate
Strong
$411 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
682 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $411 — positioned in the top tier
Generous 682 m² land — room for expansion or amenities
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

32% occ.
4.2%
$3,037/mo
42% occ.
5.5%
$3,987/mo
52% occ.
6.9%
$4,937/mo
current
62% occ.
8.2%
$5,888/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.