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Semi-detached house in Rua dos Micanos, Baixa, Olhão
Grade Bvillamid-range

Semi-detached house in Rua dos Micanos, Baixa, Olhão

Olhão · Eastern Algarve ·

€750,000

Asking Price (EUR)

4.8%

True Net Yield (Owner, all-in)

3.3%

True Net Yield (Managed, all-in)

6.4%

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: €55,365/yr
Average Daily Rate: €292
+3.0% vs area baselinePortuguese-traditional style (+5%), No pool (-12%), Has city (+10%)
Payback Period: 30.4 years
5-yr Capital Value: €869,456
10-yr Capital Value: €1.0M
Brixfox Score: 62.4 / 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.

€859,630

+14.6% over asking

Asking price€750,000
IMT — Property transfer tax (investment schedule)€45,000
IS — Stamp duty (0.8%)€6,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,250
Total acquisition costs€63,500
Renovation (est. €55/m² × 156 m²)
Light touch-ups — paint, fixtures, deep clean.		€8,580
(€4,680–€12,480)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€37,550
All-in investment (incl. renovation & furnishing)€859,630

Gross yield (asking price)

7.4%

True gross yield (all-in)

6.4%

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: 4
Building: 156 m²
Style: portuguese-traditional
Condition: good
city

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

bamboo pergolaoutdoor dining areabuilt-in counter

Score Breakdown

ROI
12.52
Visual Appeal
12.8
Ownership Security
13
Location
7.8
Land & Space
5.12
Rental Demand
5.2
Payback Speed
2
STR Suitability
4

Description

Nestled in a peaceful street of the historic centre of Olhão, just a stone's throw from the famous waterfront promenade, this townhouse is a rare find. Brilliantly blending the soul of traditional Algarvian architecture with the refinement of a high-end renovation, it has been restored by passionate craftsmen to offer

Location

📍 37.0260°N, 7.8410°W

· Olhão, Algarve, Portugal

Listed via Idealista.pt
4-bedroom freehold villa in Olhão — photo 1 of 1
Idealista.pt

Semi-detached house in Rua dos Micanos, Baixa, Olhão

Olhão · Eastern Algarve · Ref BF-69424 Source verified · Idealista.pt · listed 2 Jun 2026
Asking price · Freehold
$815,217
Ownership
Freehold
Bedrooms
4
Built area
156 m²
True net yield
3.3%
≈ $4,499/mo net after costs & tax
5-yr total return (net + appreciation)
8.4% / yr avg
Payback in ~30 yrs from rent
Brixfox Score 62 · 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

Condition: good
View: city

Description

Nestled in a peaceful street of the historic centre of Olhão, just a stone's throw from the famous waterfront promenade, this townhouse is a rare find. Brilliantly blending the soul of traditional Algarvian architecture with the refinement of a high-end renovation, it has been restored by passionate craftsmen to offer

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)
$410/night
50% ($189)Brixfox estimate($410/night)200% ($755)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Indicative
Yearly income
$37,478
Likely range $22,487 – $52,470
Airbnb data$410/night · 52% occupancy
Rental income
$410/night · 52% occ.
$72,074
Running costs (20%)
Utilities, cleaning, maintenance
-$14,415
Income tax (10%)
Indonesian rental income tax
-$20,181
Property tax
Annual property tax
-$0
Net income
4.6% ROI
$37,478

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

3.3%

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

Scenario
Pre-tax
After-tax
Owner-managed
5.8%
5.2%
Fully-managed
4.0%
3.3%
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

7.8%

Annual Revenue

$72,074

Income Tax / yr

$6,307

Payback

30 yrs

True All-In Cost
Asking price$815,217
IMT — transfer tax (non-resident 7.5%)$61,141
Stamp duty (0.8%)$6,522
Notary + registry$2,174
Legal$10,027
Furnishing + STR launch$27,174
All-in cost$922,255

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$4.7M$3.5M$2.3M$1.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $750K
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
$912K
+22%
Rental Income
+$183K
Total Position
$1.1M
+46%
7.9%/yr
Year 10
Capital Value
$1.1M
+48%
Rental Income
+$395K
Total Position
$1.5M
+101%
7.2%/yr
Year 20
Capital Value
$1.6M
+119%
Rental Income
+$926K
Total Position
$2.6M
+243%
6.4%/yr
Year 30
Capital Value
$2.4M
+224%
Rental Income
+$1.6M
Total Position
$4.1M
+443%
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

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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
4.6% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Strong
$378 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $378 — 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 4.6% 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.
4.1%
$2,793/mo
42% occ.
5.4%
$3,667/mo
52% occ.
6.7%
$4,541/mo
current
62% occ.
8.0%
$5,415/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.