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Terraced house in Baixa, Olhão
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Grade C+villamid-range

Terraced house in Baixa, Olhão

Olhão · Eastern Algarve ·

€745,000

Asking Price (EUR)

1.9%

True Net Yield (Owner, all-in)

1.0%

True Net Yield (Managed, all-in)

3.2%

True Gross Yield

47%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.8 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: €26,627/yr
Average Daily Rate: €156
-2.0% vs area baselineNo pool (-12%), Has city (+10%)
Payback Period: 116.7 years
5-yr Capital Value: €863,659
10-yr Capital Value: €1.0M
Brixfox Score: 50.9 / 100
Comparable Properties: 27
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.

€829,585

+11.4% over asking

Asking price€745,000
IMT — Property transfer tax (investment schedule)€44,700
IS — Stamp duty (0.8%)€5,960
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,175
Total acquisition costs€63,085
Renovation€0 — move-in ready
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)€829,585

Gross yield (asking price)

3.6%

True gross yield (all-in)

3.2%

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: 2
Building: 190 m²
Style: minimalist
Condition: excellent
city

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

rooftop terracewhite marble stairs

Score Breakdown

ROI
3.44
Visual Appeal
12.2
Ownership Security
13
Location
7.8
Land & Space
5.8
Rental Demand
4.66
Payback Speed
0
STR Suitability
4

Description

House located in the heart of Olhão’s historic area. Enter on the ground floor and climb the well-lit staircase to the living room with an eco-friendly fireplace. Phone and TV connections. A skylight in the kitchen floods the space with light. This property is fully equipped with everything you could want. The open-con

Location

📍 37.0260°N, 7.8410°W

· Olhão, Algarve, Portugal

Visit TOP Marques →Listed via Idealista.pt
1-bedroom freehold villa in Olhão — photo 1 of 5
TOP Marques
1-bedroom freehold villa in Olhão — photo 2 of 5
1-bedroom freehold villa in Olhão — photo 3 of 5
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1-bedroom freehold villa in Olhão — photo 5 of 5

Terraced house in Baixa, Olhão

Olhão · Eastern Algarve · Ref BF-69317 Source verified · TOP Marques · listed 1 Jun 2026
Asking price · Freehold
$809,783
View original listing
Ownership
Freehold
Bedrooms
1
Bathrooms
2
Built area
190 m²
True net yield
0.9%
≈ $1,672/mo net after costs & tax
5-yr total return (net + appreciation)
6.0% / yr avg
Payback in ~117 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

Condition: excellent
View: city

Description

House located in the heart of Olhão’s historic area. Enter on the ground floor and climb the well-lit staircase to the living room with an eco-friendly fireplace. Phone and TV connections. A skylight in the kitchen floods the space with light. This property is fully equipped with everything you could want. The open-con

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)
$220/night
50% ($101)Brixfox estimate($220/night)200% ($406)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Indicative
Yearly income
$18,072
Likely range $10,843 – $25,300
Airbnb data$220/night · 47% occupancy
Rental income
$220/night · 47% occ.
$34,753
Running costs (20%)
Utilities, cleaning, maintenance
-$6,951
Income tax (10%)
Indonesian rental income tax
-$9,731
Property tax
Annual property tax
-$0
Net income
2.2% ROI
$18,072

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

0.9%

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

Scenario
Pre-tax
After-tax
Owner-managed
2.2%
1.9%
Fully-managed
1.2%
0.9%
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

3.8%

Annual Revenue

$34,753

Income Tax / yr

$3,041

Payback

—

True All-In Cost
Asking price$809,783
IMT — transfer tax (non-resident 7.5%)$60,734
Stamp duty (0.8%)$6,478
Notary + registry$2,174
Legal$9,961
Furnishing + STR launch$27,174
All-in cost$916,303

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$3.7M$2.8M$1.8M$922K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $745K
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 29: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$906K
+22%
Rental Income
+$88K
Total Position
$995K
+34%
6.0%/yr
Year 10
Capital Value
$1.1M
+48%
Rental Income
+$191K
Total Position
$1.3M
+74%
5.7%/yr
Year 20
Capital Value
$1.6M
+119%
Rental Income
+$447K
Total Position
$2.1M
+179%
5.3%/yr
Year 30
Capital Value
$2.4M
+224%
Rental Income
+$791K
Total Position
$3.2M
+331%
5.0%/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
Weak
2.2% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Strong
$203 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 $203 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.2% is below 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.
2.1%
$1,408/mo
40% occ.
2.8%
$1,878/mo
47% occ.
3.2%
$2,189/mo
current
57% occ.
3.9%
$2,659/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.