T1 flat in Rua Nossa Senhora do Carmo, Moncarapacho e Fuseta, Olhão
T1 flat in Rua Nossa Senhora do Carmo, Moncarapacho e Fuseta, Olhão — image 2T1 flat in Rua Nossa Senhora do Carmo, Moncarapacho e Fuseta, Olhão — image 3T1 flat in Rua Nossa Senhora do Carmo, Moncarapacho e Fuseta, Olhão — image 4T1 flat in Rua Nossa Senhora do Carmo, Moncarapacho e Fuseta, Olhão — image 5
Grade Bapartmentluxury

T1 flat in Rua Nossa Senhora do Carmo, Moncarapacho e Fuseta, Olhão

Olhão · Eastern Algarve ·

€695,000

Asking Price (EUR)

2.4%

True Net Yield (Owner, all-in)

1.7%

True Net Yield (Managed, all-in)

3.7%

True Gross Yield

47%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.3 months ago and is currently at 11% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.73, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €29,161/yr
Average Daily Rate: €169
+33.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 29.1 years
5-yr Capital Value: €913,220
10-yr Capital Value: €1.1M
Brixfox Score: 58.7 / 100
Comparable Properties: 5
Data Confidence: 74%
Search Radius: 3 km

True Investment Cost

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

€787,535

+13.3% over asking

Asking price€695,000
IMT — Property transfer tax (investment schedule)€41,700
IS — Stamp duty (0.8%)€5,560
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€10,425
Total acquisition costs€58,935
Renovation€0 — move-in ready
Furnishing & STR launch (1bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€33,600
All-in investment (incl. renovation & furnishing)€787,535

Gross yield (asking price)

4.2%

True gross yield (all-in)

3.7%

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: 96 m²
Style: contemporary
Condition: new-build
Year Built: 2023
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

rooftop gardensinfinity poolsea views

Score Breakdown

ROI
11.89
Visual Appeal
13.8
Ownership Security
13
Location
8.4
Land & Space
3.92
Rental Demand
4.72
Payback Speed
0
STR Suitability
3

Description

Sophisticated flat with luxury finishes and large windows that allow you to enjoy the marvellous view over the Ria Formosa. Bedroom with panoramic views, modern bathroom with high quality finishes, spacious and well-lit living room and kitchen equipped with state-of-the-art appliances.

Location

📍 37.0498°N, 7.7507°W

· Olhão, Algarve, Portugal

View on ERA Olhão →Also on Idealista.pt
Idealista.pt
Olhão / Eastern Algarve

T1 flat in Rua Nossa Senhora do Carmo, Moncarapacho e Fuseta, Olhão

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

Grade B investment — short-term rental yields 2.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score59
GradeB
Brixfox Intelligence
59BStrong
Score Breakdown
ROI & Yield65%
Capital Growth62%
Risk Profile61%
Market Demand59%

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
+6.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$130K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.8%
$1,762/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
35.7 yr
Rental only

Property details

Year built: 2023
Energy: A
Condition: new-build

Description

Sophisticated flat with luxury finishes and large windows that allow you to enjoy the marvellous view over the Ria Formosa. Bedroom with panoramic views, modern bathroom with high quality finishes, spacious and well-lit living room and kitchen equipped with state-of-the-art appliances.

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$251/night
50% ($115)Brixfox estimate($251/night)200% ($462)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$21,148
Airbnb data$251/night · 47% occupancy
Rental income
$251/night · 47% occ.
$43,211
Running costs (20%)
Utilities, cleaning, maintenance
-$8,642
Income tax (10%)
Indonesian rental income tax
-$12,099
Property tax
Annual property tax
-$1,322
Net income
2.8% ROI
$21,148

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$755,435
IMT (transfer tax, investment schedule)$45,326
Imposto de Selo (stamp duty)$6,043
Notary & registration$1,359
Legal / due diligence$11,332
Total acquisition costs$64,060
RenovationMove-in ready
Furnishing & STR launch
1bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$36,522
All-in investment$856,016

Gross yield (asking)

5.7%

True gross yield (all-in)

5.0%

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.

$3.7M$2.7M$1.8M$914K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $695K
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 25: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$846K
+22%
Rental Income
+$103K
Total Position
$949K
+37%
6.4%/yr
Year 10
Capital Value
$1.0M
+48%
Rental Income
+$223K
Total Position
$1.3M
+80%
6.1%/yr
Year 20
Capital Value
$1.5M
+119%
Rental Income
+$523K
Total Position
$2.0M
+194%
5.5%/yr
Year 30
Capital Value
$2.3M
+224%
Rental Income
+$926K
Total Position
$3.2M
+358%
5.2%/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
Weak
2.8% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Strong
$231 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 $231 — 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 2.8% 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.
2.4%
$1,493/mo
40% occ.
3.2%
$2,027/mo
47% occ.
3.8%
$2,411/mo
current
57% occ.
4.7%
$2,945/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.