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Detached house in Baixa, Olhão
Grade Cvillabudget

Detached house in Baixa, Olhão

Olhão · Eastern Algarve ·

€700,000

Asking Price (EUR)

0.3%

True Net Yield (Owner, all-in)

0.0%

True Net Yield (Managed, all-in)

1.2%

True Gross Yield

45%

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: €13,519/yr
Average Daily Rate: €83
-48.0% vs area baselineImage quality 4/10 (-9%), Dated style (-15%), No pool (-12%), Budget finish (-12%)
Payback Period: 99.0 years
5-yr Capital Value: €811,492
10-yr Capital Value: €940,741
Brixfox Score: 40.7 / 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.

€1.1M

+56.6% over asking

Asking price€700,000
IMT — Property transfer tax (investment schedule)€42,000
IS — Stamp duty (0.8%)€5,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€10,500
Total acquisition costs€59,350
Renovation (est. €900/m² × 357 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€321,300
(€249,900–€392,700)
Furnishing & STR launch (1bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€15,500
All-in investment (incl. renovation & furnishing)€1.1M

Gross yield (asking price)

1.9%

True gross yield (all-in)

1.2%

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
Building: 357 m²
Style: dated
Condition: needs-renovation

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
0
Visual Appeal
5.4
Ownership Security
13
Location
7.8
Land & Space
6
Rental Demand
4.45
Payback Speed
0
STR Suitability
4

Description

In the vibrant heart of Olhão, emerges this old carpentry with housing, full of history, character and almost unlimited potential. With a total area of 357m² and a typical Olhão façade — those that give identity and authenticity to the city. This property is a true blank canvas. Here, you have two possible visions… an

Location

📍 37.0260°N, 7.8410°W

· Olhão, Algarve, Portugal

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

Detached house in Baixa, Olhão

Olhão · Eastern Algarve · Ref BF-69527 Source verified · Idealista.pt · listed 2 Jun 2026
Asking price · Freehold
$760,870
Ownership
Freehold
Bedrooms
1
Built area
357 m²
5-yr total return (net + appreciation)
5.0% / yr avg
Payback in ~99 yrs from rent
Brixfox Score 41 · 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: needs-renovation

Description

In the vibrant heart of Olhão, emerges this old carpentry with housing, full of history, character and almost unlimited potential. With a total area of 357m² and a typical Olhão façade — those that give identity and authenticity to the city. This property is a true blank canvas. Here, you have two possible visions… an

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)
$117/night
50% ($54)Brixfox estimate($117/night)200% ($215)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Indicative
Yearly income
$9,158
Likely range $5,495 – $12,821
Airbnb data$117/night · 45% occupancy
Rental income
$117/night · 45% occ.
$17,611
Running costs (20%)
Utilities, cleaning, maintenance
-$3,522
Income tax (10%)
Indonesian rental income tax
-$4,931
Property tax
Annual property tax
-$0
Net income
1.2% ROI
$9,158

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

0.0%

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

Scenario
Pre-tax
After-tax
Owner-managed
0.6%
0.4%
Fully-managed
0.0%
0.0%
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

2.0%

Annual Revenue

$17,611

Income Tax / yr

$1,541

Payback

—

True All-In Cost
Asking price$760,870
IMT — transfer tax (non-resident 7.5%)$57,065
Stamp duty (0.8%)$6,087
Notary + registry$2,174
Legal$9,359
Furnishing + STR launch$27,174
All-in cost$862,728

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$3.1M$2.3M$1.5M$768K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $700K
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.
2x return
Year 15: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$852K
+22%
Rental Income
+$45K
Total Position
$896K
+28%
5.1%/yr
Year 10
Capital Value
$1.0M
+48%
Rental Income
+$97K
Total Position
$1.1M
+62%
4.9%/yr
Year 20
Capital Value
$1.5M
+119%
Rental Income
+$226K
Total Position
$1.8M
+151%
4.7%/yr
Year 30
Capital Value
$2.3M
+224%
Rental Income
+$401K
Total Position
$2.7M
+282%
4.6%/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
Weak
1.2% annual return
Occupancy
Weak
45% average occupancy
Nightly Rate
Average
$108 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.2% 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.
1.2%
$747/mo
40% occ.
1.6%
$996/mo
45% occ.
1.7%
$1,109/mo
current
55% occ.
2.1%
$1,359/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.