T1 flat in Moncarapacho e Fuseta, Olhão
T1 flat in Moncarapacho e Fuseta, Olhão — image 2T1 flat in Moncarapacho e Fuseta, Olhão — image 3T1 flat in Moncarapacho e Fuseta, Olhão — image 4T1 flat in Moncarapacho e Fuseta, Olhão — image 5
Grade Bapartmentluxury

T1 flat in Moncarapacho e Fuseta, Olhão

Olhão · Eastern Algarve ·

€589,000

Asking Price (EUR)

3.6%

True Net Yield (Owner, all-in)

2.5%

True Net Yield (Managed, all-in)

5.6%

True Gross Yield

37%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 months ago and is currently at 17% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.75, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €37,437/yr
Average Daily Rate: €279
+21.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%), Has view (+10%), Luxury finish (+8%)
Payback Period: 19.6 years
5-yr Capital Value: €773,937
10-yr Capital Value: €941,613
Brixfox Score: 64.2 / 100
Comparable Properties: 6
Data Confidence: 68%
Search Radius: 3 km

True Investment Cost

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

€669,847

+13.7% over asking

Asking price€589,000
IMT — Property transfer tax (investment schedule)€34,950
IS — Stamp duty (0.8%)€4,712
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,835
Total acquisition costs€49,747
Renovation€0 — move-in ready
Furnishing & STR launch (1bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€31,100
All-in investment (incl. renovation & furnishing)€669,847

Gross yield (asking price)

6.4%

True gross yield (all-in)

5.6%

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
Bathrooms: 1
Building: 86 m²
Style: contemporary
Condition: new-build
Energy Certificate: A
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

vertical architectural finsglass balcony railingexpansive natural landscape view

Score Breakdown

ROI
15.61
Visual Appeal
14.8
Ownership Security
13
Location
8.4
Land & Space
3.72
Rental Demand
3.67
Payback Speed
2
STR Suitability
3

Description

1-bedroom apartment with 86 m2 of gross construction area, 3 parking spaces, balcony in Fuseta, Algarve The apartment has a storage room of 5.62 m2, right in Fuseta and truly integrated into the surrounding natural landscape, part of Ria View, a condominium that combines elegance and quality construction, with breatht

Location

📍 37.0870°N, 7.7890°W

· Olhão, Algarve, Portugal

View on JLL Residential Portugal →Also on Idealista.pt
Idealista.pt
Olhão / Eastern Algarve

T1 flat in Moncarapacho e Fuseta, Olhão

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
86 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 4.2% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score64
GradeB
Brixfox Intelligence
64BStrong
Score Breakdown
ROI & Yield70%
Capital Growth67%
Risk Profile66%
Market Demand64%

The Brixfox Score is our proprietary AI-powered rating that evaluates rental ROI, capital appreciation potential, risk factors, and local market dynamics to give you a single investment quality metric.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+8.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$111K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.2%
$2,253/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
23.7 yr
Rental only

Property details

Energy: A
Condition: new-build

Description

1-bedroom apartment with 86 m2 of gross construction area, 3 parking spaces, balcony in Fuseta, Algarve The apartment has a storage room of 5.62 m2, right in Fuseta and truly integrated into the surrounding natural landscape, part of Ria View, a condominium that combines elegance and quality construction, with breatht

Income Breakdown

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Nightly Rate (ADR)
$404/night
50% ($186)Brixfox estimate($404/night)200% ($743)
Occupancy
37%
10%Brixfox estimate(37%)100%

Short-Term Rental

Yearly income
$27,033
Airbnb data$404/night · 37% occupancy
Rental income
$404/night · 37% occ.
$54,140
Running costs (20%)
Utilities, cleaning, maintenance
-$10,828
Income tax (10%)
Indonesian rental income tax
-$15,159
Property tax
Annual property tax
-$1,120
Net income
4.2% ROI
$27,033

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$640,217
IMT (transfer tax, investment schedule)$37,989
Imposto de Selo (stamp duty)$5,122
Notary & registration$1,359
Legal / due diligence$9,603
Total acquisition costs$54,073
RenovationMove-in ready
Furnishing & STR launch
1bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$33,804
All-in investment$728,095

Gross yield (asking)

8.5%

True gross yield (all-in)

7.4%

Estimates use Portugal's standard transfer tax + typical legal/notary defaults. Verify with local counsel before committing — actual fees vary by deal structure.

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$3.6M$2.7M$1.8M$889K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $589K
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 19: 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
$717K
+22%
Rental Income
+$132K
Total Position
$849K
+44%
7.6%/yr
Year 10
Capital Value
$872K
+48%
Rental Income
+$285K
Total Position
$1.2M
+96%
7.0%/yr
Year 20
Capital Value
$1.3M
+119%
Rental Income
+$668K
Total Position
$2.0M
+233%
6.2%/yr
Year 30
Capital Value
$1.9M
+224%
Rental Income
+$1.2M
Total Position
$3.1M
+425%
5.7%/yr

Location

Olhão

Eastern Algarve, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.2% annual return
Occupancy
Weak
37% average occupancy
Nightly Rate
Strong
$372 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $372 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.2% 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

30% occ.
4.7%
$2,487/mo
40% occ.
6.3%
$3,347/mo
37% occ.
5.7%
$3,065/mo
current
47% occ.
7.4%
$3,925/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. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Portugal may impact actual yields.