Detached house in Moncarapacho
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Grade Avillamid-range

Detached house in Moncarapacho

Olhão · Eastern Algarve ·

€950,000

Asking Price (EUR)

4.6%

True Net Yield (Owner, all-in)

3.2%

True Net Yield (Managed, all-in)

7.0%

True Gross Yield

64%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €76,041/yr
Average Daily Rate: €327
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 15.4 years
5-yr Capital Value: €1.2M
10-yr Capital Value: €1.5M
Brixfox Score: 75.4 / 100
Comparable Properties: 8
Data Confidence: 61%
Search Radius: 6 km

True Investment Cost

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

€1.1M

+14.1% over asking

Asking price€950,000
IMT — Property transfer tax (investment schedule)€57,000
IS — Stamp duty (0.8%)€7,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€14,250
Total acquisition costs€80,100
Renovation (est. €55/m² × 346 m²)
Light touch-ups — paint, fixtures, deep clean.		€19,030
(€10,380–€27,680)
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)€1.1M

Gross yield (asking price)

8.0%

True gross yield (all-in)

7.0%

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
Bathrooms: 4
Building: 346 m²
Land: 802 m²
Style: portuguese-traditional
Condition: good
Year Built: 1995
Energy Certificate: D
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional tiled rooflush green landscapingprivate swimming poolpool house/annex

Score Breakdown

ROI
17.76
Visual Appeal
12.8
Ownership Security
13
Location
8.4
Land & Space
11.09
Rental Demand
6.36
Payback Speed
3
STR Suitability
3

Description

Luxury villa situated on the top of Monte de São Miguel with country and sea view. Automatic gates and Portuguese sidewalk welcome you. One closed and one open garage. Enter a hallway to a spacious living room with fireplace, dining room with balcony overlooking the garden. Completely equipped kitchen, space for meals.

Location

📍 37.0870°N, 7.7890°W

· Olhão, Algarve, Portugal

View on TOP Marques →Also on Idealista.pt
Idealista.pt
Olhão / Eastern Algarve

Detached house in Moncarapacho

Inventory
3 Beds
Bathrooms
4 Baths
Built Area
346 m²
Land Plot
802 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 5.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score75
GradeA
Brixfox Intelligence
75AExcellent
Score Breakdown
ROI & Yield83%
Capital Growth79%
Risk Profile76%
Market Demand75%

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
+9.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$178K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.4%
$4,670/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
18.4 yr
Rental only

Property details

Year built: 1995
Energy: D
Condition: good

Description

Luxury villa situated on the top of Monte de São Miguel with country and sea view. Automatic gates and Portuguese sidewalk welcome you. One closed and one open garage. Enter a hallway to a spacious living room with fireplace, dining room with balcony overlooking the garden. Completely equipped kitchen, space for meals.

Income Breakdown

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Nightly Rate (ADR)
$479/night
50% ($220)Brixfox estimate($479/night)200% ($881)
Occupancy
64%
10%Brixfox estimate(64%)100%

Short-Term Rental

Yearly income
$56,038
Airbnb data$479/night · 64% occupancy
Rental income
$479/night · 64% occ.
$111,241
Running costs (20%)
Utilities, cleaning, maintenance
-$22,248
Income tax (10%)
Indonesian rental income tax
-$31,148
Property tax
Annual property tax
-$1,807
Net income
5.4% ROI
$56,038

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$1,032,609
IMT (transfer tax, investment schedule)$61,957
Imposto de Selo (stamp duty)$8,261
Notary & registration$1,359
Legal / due diligence$15,489
Total acquisition costs$87,065
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$20,685
($11,283–$30,087)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$35,543
All-in investment$1,175,902

Gross yield (asking)

10.8%

True gross yield (all-in)

9.5%

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.

$6.4M$4.8M$3.2M$1.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $950K
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
$1.2M
+22%
Rental Income
+$274K
Total Position
$1.4M
+50%
8.5%/yr
Year 10
Capital Value
$1.4M
+48%
Rental Income
+$591K
Total Position
$2.0M
+110%
7.7%/yr
Year 20
Capital Value
$2.1M
+119%
Rental Income
+$1.4M
Total Position
$3.5M
+265%
6.7%/yr
Year 30
Capital Value
$3.1M
+224%
Rental Income
+$2.5M
Total Position
$5.5M
+483%
6.0%/yr

Location

Olhão

Eastern Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.4% annual return
Occupancy
Good
64% average occupancy
Nightly Rate
Strong
$441 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
802 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $441 — positioned in the top tier
Generous 802 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
STR zoning not confirmed — verify before purchasing for short-term rental use

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

44% occ.
5.0%
$4,299/mo
54% occ.
6.2%
$5,319/mo
64% occ.
7.4%
$6,339/mo
current
74% occ.
8.6%
$7,359/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. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Portugal may impact actual yields.