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Terraced house in Rua Joaquim Agostinho, Pechão
Grade Bvillamid-range

Terraced house in Rua Joaquim Agostinho, Pechão

Olhão · Eastern Algarve ·

€685,000

Asking Price (EUR)

4.7%

True Net Yield (Owner, all-in)

3.1%

True Net Yield (Managed, all-in)

6.3%

True Gross Yield

53%

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: €49,516/yr
Average Daily Rate: €254
-7.0% vs area baselinePortuguese-traditional style (+5%), No pool (-12%)
Payback Period: 32.1 years
5-yr Capital Value: €794,103
10-yr Capital Value: €920,583
Brixfox Score: 61.7 / 100
Comparable Properties: 20
Data Confidence: 89%
Search Radius: 2 km

True Investment Cost

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

€783,225

+14.3% over asking

Asking price€685,000
IMT — Property transfer tax (investment schedule)€41,100
IS — Stamp duty (0.8%)€5,480
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€10,275
Total acquisition costs€58,105
Renovation (est. €55/m² × 144 m²)
Light touch-ups — paint, fixtures, deep clean.		€7,920
(€4,320–€11,520)
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)€783,225

Gross yield (asking price)

7.2%

True gross yield (all-in)

6.3%

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
Building: 144 m²
Style: portuguese-traditional
Condition: good

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional tiled roof porchexterior staircase to upper level/rooftop

Score Breakdown

ROI
11.89
Visual Appeal
12.2
Ownership Security
13
Location
8.4
Land & Space
4.88
Rental Demand
5.34
Payback Speed
2
STR Suitability
4

Description

3 Bedroom Villa in Olhão: Space, Comfort and the Soul of the Cubist City Are you looking for a villa that combines the generosity of a private plot with the convenience of living in the heart of Olhão? Strategically located next to the well-known João de Ourém Urbanization and the Municipal Field, this villa is your g

Location

📍 37.0376°N, 7.8512°W

· Olhão, Algarve, Portugal

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

Terraced house in Rua Joaquim Agostinho, Pechão

Olhão · Eastern Algarve · Ref BF-69465 Source verified · Idealista.pt · listed 3 Jun 2026
Asking price · Freehold
$744,565
Ownership
Freehold
Bedrooms
3
Built area
144 m²
True net yield
3.1%
≈ $3,976/mo net after costs & tax
5-yr total return (net + appreciation)
8.3% / yr avg
Payback in ~32 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

Description

3 Bedroom Villa in Olhão: Space, Comfort and the Soul of the Cubist City Are you looking for a villa that combines the generosity of a private plot with the convenience of living in the heart of Olhão? Strategically located next to the well-known João de Ourém Urbanization and the Municipal Field, this villa is your g

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)
$358/night
50% ($165)Brixfox estimate($358/night)200% ($660)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Indicative
Yearly income
$33,606
Likely range $20,164 – $47,049
Airbnb data$358/night · 53% occupancy
Rental income
$358/night · 53% occ.
$64,627
Running costs (20%)
Utilities, cleaning, maintenance
-$12,925
Income tax (10%)
Indonesian rental income tax
-$18,096
Property tax
Annual property tax
-$0
Net income
4.5% ROI
$33,606

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

3.1%

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

Scenario
Pre-tax
After-tax
Owner-managed
5.7%
5.0%
Fully-managed
3.8%
3.1%
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

7.7%

Annual Revenue

$64,627

Income Tax / yr

$5,654

Payback

32 yrs

True All-In Cost
Asking price$744,565
IMT — transfer tax (non-resident 7.5%)$55,842
Stamp duty (0.8%)$5,957
Notary + registry$2,174
Legal$9,159
Furnishing + STR launch$27,174
All-in cost$844,871

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$4.2M$3.2M$2.1M$1.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $685K
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 18: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$833K
+22%
Rental Income
+$164K
Total Position
$998K
+46%
7.8%/yr
Year 10
Capital Value
$1.0M
+48%
Rental Income
+$354K
Total Position
$1.4M
+100%
7.2%/yr
Year 20
Capital Value
$1.5M
+119%
Rental Income
+$831K
Total Position
$2.3M
+240%
6.3%/yr
Year 30
Capital Value
$2.2M
+224%
Rental Income
+$1.5M
Total Position
$3.7M
+439%
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
4.5% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$330 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 $330 — 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 4.5% 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

33% occ.
4.1%
$2,545/mo
43% occ.
5.3%
$3,308/mo
53% occ.
6.6%
$4,071/mo
current
63% occ.
7.8%
$4,835/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.