Detached house in Em1328, 662 f, Moncarapacho
Detached house in Em1328, 662 f, Moncarapacho — image 2Detached house in Em1328, 662 f, Moncarapacho — image 3Detached house in Em1328, 662 f, Moncarapacho — image 4Detached house in Em1328, 662 f, Moncarapacho — image 5
Grade Bvillabudget

Detached house in Em1328, 662 f, Moncarapacho

Olhão · Eastern Algarve ·

€494,000

Asking Price (EUR)

2.9%

True Net Yield (Owner, all-in)

2.0%

True Net Yield (Managed, all-in)

4.4%

True Gross Yield

56%

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: €30,846/yr
Average Daily Rate: €150
-48.0% vs area baselineImage quality 4/10 (-9%), Dated style (-15%), No pool (-12%), Budget finish (-12%)
Payback Period: 20.0 years
5-yr Capital Value: €649,109
10-yr Capital Value: €789,740
Brixfox Score: 63 / 100
Comparable Properties: 6
Data Confidence: 61%
Search Radius: 4 km

True Investment Cost

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

€702,862

+42.3% over asking

Asking price€494,000
IMT — Property transfer tax (investment schedule)€27,350
IS — Stamp duty (0.8%)€3,952
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,410
Total acquisition costs€39,962
Renovation (est. €900/m² × 163 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€146,700
(€114,100–€179,300)
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)€702,862

Gross yield (asking price)

6.2%

True gross yield (all-in)

4.4%

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: 2
Building: 163 m²
Land: 460 m²
Style: dated
Condition: needs-renovation
Year Built: 1951
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
15.47
Visual Appeal
5.4
Ownership Security
13
Location
8.4
Land & Space
11.12
Rental Demand
5.64
Payback Speed
1
STR Suitability
3

Description

3 bedroom house, completely renovated, patio overlooking the Ria Formosa - 5 minutes from the beach - Olhão - Quatrim Sul. If you are looking to live in a quiet place, with outdoor space, but you don't want to give up being close to the city and just 5 minutes from the beach, look no further because this is the house

Location

📍 37.0870°N, 7.7890°W

· Olhão, Algarve, Portugal

View on Casas do Sotavento →Also on Idealista.pt
Idealista.pt
Olhão / Eastern Algarve

Detached house in Em1328, 662 f, Moncarapacho

Inventory
3 Beds
Bathrooms
2 Baths
Built Area
163 m²
Land Plot
460 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 4.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score63
GradeB
Brixfox Intelligence
63BStrong
Score Breakdown
ROI & Yield69%
Capital Growth66%
Risk Profile65%
Market Demand63%

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
+7.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$93K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.1%
$1,853/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
24.1 yr
Rental only

Property details

Year built: 1951
Energy: D
Condition: needs-renovation

Description

3 bedroom house, completely renovated, patio overlooking the Ria Formosa - 5 minutes from the beach - Olhão - Quatrim Sul. If you are looking to live in a quiet place, with outdoor space, but you don't want to give up being close to the city and just 5 minutes from the beach, look no further because this is the house

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$216/night
50% ($100)Brixfox estimate($216/night)200% ($398)
Occupancy
56%
10%Brixfox estimate(56%)100%

Short-Term Rental

Yearly income
$22,236
Airbnb data$216/night · 56% occupancy
Rental income
$216/night · 56% occ.
$44,568
Running costs (20%)
Utilities, cleaning, maintenance
-$8,914
Income tax (10%)
Indonesian rental income tax
-$12,479
Property tax
Annual property tax
-$940
Net income
4.1% ROI
$22,236

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$536,957
IMT (transfer tax, investment schedule)$29,728
Imposto de Selo (stamp duty)$4,296
Notary & registration$1,359
Legal / due diligence$8,054
Total acquisition costs$43,437
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$159,457
($124,022–$194,891)
Furnishing & STR launch
3bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$21,957
All-in investment$761,807

Gross yield (asking)

8.3%

True gross yield (all-in)

5.9%

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.

$3.0M$2.2M$1.5M$740K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $494K
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
$601K
+22%
Rental Income
+$109K
Total Position
$710K
+44%
7.5%/yr
Year 10
Capital Value
$731K
+48%
Rental Income
+$235K
Total Position
$966K
+95%
6.9%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$550K
Total Position
$1.6M
+230%
6.2%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$973K
Total Position
$2.6M
+421%
5.7%/yr

Location

Olhão

Eastern Algarve, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

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
Average
4.1% annual return
Occupancy
Average
56% average occupancy
Nightly Rate
Good
$199 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Good
460 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 4.1% 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

36% occ.
3.6%
$1,600/mo
46% occ.
4.6%
$2,061/mo
56% occ.
5.6%
$2,521/mo
current
66% occ.
6.7%
$2,982/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.