Launch offer — 3 months free free, no card

Detached house in Pechão
Grade B+villamid-range

Detached house in Pechão

Olhão · Eastern Algarve ·

€747,000

Asking Price (EUR)

6.0%

True Net Yield (Owner, all-in)

4.2%

True Net Yield (Managed, all-in)

7.7%

True Gross Yield

55%

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: €66,320/yr
Average Daily Rate: €330
+18.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has pool (+10%)
Payback Period: 23.5 years
5-yr Capital Value: €865,978
10-yr Capital Value: €1.0M
Brixfox Score: 68.7 / 100
Comparable Properties: 22
Data Confidence: 74%
Search Radius: 6 km

True Investment Cost

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

€860,681

+15.2% over asking

Asking price€747,000
IMT — Property transfer tax (investment schedule)€44,820
IS — Stamp duty (0.8%)€5,976
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,205
Total acquisition costs€63,251
Renovation (est. €55/m² × 286 m²)
Light touch-ups — paint, fixtures, deep clean.		€15,730
(€8,580–€22,880)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€34,700
All-in investment (incl. renovation & furnishing)€860,681

Gross yield (asking price)

8.9%

True gross yield (all-in)

7.7%

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: 286 m²
Style: portuguese-traditional
Condition: good
Private Pool
pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large private pooloutdoor lounge areatraditional Portuguese architecture

Score Breakdown

ROI
15.75
Visual Appeal
13.6
Ownership Security
13
Location
7.8
Land & Space
6
Rental Demand
5.51
Payback Speed
3
STR Suitability
4

Description

3-bedroom villa located in a quiet rural area, a few minutes from Olhão, Faro Airport, and the Ria Formosa beaches. It combines privacy, spacious areas, and excellent access to services. Main features: 3 bedrooms (including 1 suite) Private pool with a large terrace Garage converted into a studio/annex Outdoor kitchen

Location

📍 37.0573°N, 7.8723°W

· Olhão, Algarve, Portugal

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

Detached house in Pechão

Olhão · Eastern Algarve · Ref BF-69510 Source verified · Idealista.pt · listed 3 Jun 2026
Asking price · Freehold
$811,957
Ownership
Freehold
Bedrooms
3
Built area
286 m²
True net yield
4.3%
≈ $5,600/mo net after costs & tax
5-yr total return (net + appreciation)
9.3% / yr avg
Payback in ~24 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

Loading Map...

Airbnb Comp Analysis

Finding Airbnb comps...

Property details

Condition: good
View: pool

Description

3-bedroom villa located in a quiet rural area, a few minutes from Olhão, Faro Airport, and the Ria Formosa beaches. It combines privacy, spacious areas, and excellent access to services. Main features: 3 bedrooms (including 1 suite) Private pool with a large terrace Garage converted into a studio/annex Outdoor kitchen

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)
$465/night
50% ($214)Brixfox estimate($465/night)200% ($856)
Occupancy
55%
10%Brixfox estimate(55%)100%

Short-Term Rental

Indicative
Yearly income
$45,014
Likely range $27,009 – $63,020
Airbnb data$465/night · 55% occupancy
Rental income
$465/night · 55% occ.
$86,565
Running costs (20%)
Utilities, cleaning, maintenance
-$17,313
Income tax (10%)
Indonesian rental income tax
-$24,238
Property tax
Annual property tax
-$0
Net income
5.5% ROI
$45,014

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

4.3%

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

Scenario
Pre-tax
After-tax
Owner-managed
7.3%
6.5%
Fully-managed
5.1%
4.3%
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

9.4%

Annual Revenue

$86,565

Income Tax / yr

$7,575

Payback

24 yrs

True All-In Cost
Asking price$811,957
IMT — transfer tax (non-resident 7.5%)$60,897
Stamp duty (0.8%)$6,496
Notary + registry$2,174
Legal$9,987
Furnishing + STR launch$27,174
All-in cost$918,684

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$5.1M$3.8M$2.5M$1.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $747K
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
$909K
+22%
Rental Income
+$220K
Total Position
$1.1M
+51%
8.6%/yr
Year 10
Capital Value
$1.1M
+48%
Rental Income
+$475K
Total Position
$1.6M
+112%
7.8%/yr
Year 20
Capital Value
$1.6M
+119%
Rental Income
+$1.1M
Total Position
$2.7M
+268%
6.7%/yr
Year 30
Capital Value
$2.4M
+224%
Rental Income
+$2.0M
Total Position
$4.4M
+488%
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.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.5% annual return
Occupancy
Average
55% average occupancy
Nightly Rate
Strong
$428 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 $428 — 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 55% — 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

35% occ.
5.1%
$3,472/mo
45% occ.
6.6%
$4,463/mo
55% occ.
8.1%
$5,453/mo
current
65% occ.
9.5%
$6,444/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.