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Semi-detached house in Rua 25 de Abril, Pechão
Grade Bvillabudget

Semi-detached house in Rua 25 de Abril, Pechão

Olhão · Eastern Algarve ·

€297,500

Asking Price (EUR)

5.2%

True Net Yield (Owner, all-in)

3.4%

True Net Yield (Managed, all-in)

7.2%

True Gross Yield

51%

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: €33,356/yr
Average Daily Rate: €179
-36.0% vs area baselineImage quality 3/10 (-12%), No pool (-12%), Budget finish (-12%)
Payback Period: 23.2 years
5-yr Capital Value: €344,884
10-yr Capital Value: €399,815
Brixfox Score: 58.2 / 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.

€465,615

+56.5% over asking

Asking price€297,500
IMT — Property transfer tax (investment schedule)€11,822
IS — Stamp duty (0.8%)€2,380
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,463
Total acquisition costs€19,915
Renovation (est. €900/m² × 140 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€126,000
(€98,000–€154,000)
Furnishing & STR launch (3bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€22,200
All-in investment (incl. renovation & furnishing)€465,615

Gross yield (asking price)

11.2%

True gross yield (all-in)

7.2%

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: 3
Building: 140 m²
Style: minimalist
Condition: needs-renovation

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
15.93
Visual Appeal
4
Ownership Security
13
Location
8.4
Land & Space
4.8
Rental Demand
5.1
Payback Speed
3
STR Suitability
4

Description

We are pleased to present this excellent semi-detached house, which has been almost entirely restored, offering a unique opportunity for those looking to personalise the final touches to their own taste. The property features three bedrooms, one of which is en suite, a guest bathroom and a spacious living room with ex

Location

📍 37.0585°N, 7.8725°W

· Olhão, Algarve, Portugal

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

Semi-detached house in Rua 25 de Abril, Pechão

Olhão · Eastern Algarve · Ref BF-69536 Source verified · Idealista.pt · listed 3 Jun 2026
Asking price · Freehold
$323,370
Ownership
Freehold
Bedrooms
3
Built area
140 m²
True net yield
4.3%
≈ $2,618/mo net after costs & tax
5-yr total return (net + appreciation)
10.7% / yr avg
Payback in ~23 yrs from rent
Brixfox Score 58 · 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: needs-renovation

Description

We are pleased to present this excellent semi-detached house, which has been almost entirely restored, offering a unique opportunity for those looking to personalise the final touches to their own taste. The property features three bedrooms, one of which is en suite, a guest bathroom and a spacious living room with ex

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)
$252/night
50% ($116)Brixfox estimate($252/night)200% ($464)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Indicative
Yearly income
$22,584
Likely range $13,550 – $31,617
Airbnb data$252/night · 51% occupancy
Rental income
$252/night · 51% occ.
$43,430
Running costs (20%)
Utilities, cleaning, maintenance
-$8,686
Income tax (10%)
Indonesian rental income tax
-$12,161
Property tax
Annual property tax
-$0
Net income
7.0% ROI
$22,584

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
8.2%
7.2%
Fully-managed
5.3%
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

11.3%

Annual Revenue

$43,430

Income Tax / yr

$3,800

Payback

23 yrs

True All-In Cost
Asking price$323,370
IMT — transfer tax (non-resident 7.5%)$24,253
Stamp duty (0.8%)$2,587
Notary + registry$2,174
Legal$4,011
Furnishing + STR launch$27,174
All-in cost$383,568

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$2.2M$1.7M$1.1M$562K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $298K
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 13: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$362K
+22%
Rental Income
+$110K
Total Position
$472K
+59%
9.7%/yr
Year 10
Capital Value
$440K
+48%
Rental Income
+$238K
Total Position
$679K
+128%
8.6%/yr
Year 20
Capital Value
$652K
+119%
Rental Income
+$558K
Total Position
$1.2M
+307%
7.3%/yr
Year 30
Capital Value
$965K
+224%
Rental Income
+$988K
Total Position
$2.0M
+557%
6.5%/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
Good
7.0% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Strong
$232 per night
Visual Appeal
Weak
1/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $232 — 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 51% — 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

31% occ.
6.2%
$1,663/mo
41% occ.
8.2%
$2,200/mo
51% occ.
10.2%
$2,736/mo
current
61% occ.
12.1%
$3,273/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.