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

T1 flat, fuseta, Moncarapacho e Fuseta, Olhão

Olhão · Eastern Algarve ·

€589,000

Asking Price (EUR)

3.0%

True Net Yield (Owner, all-in)

2.0%

True Net Yield (Managed, all-in)

4.6%

True Gross Yield

50%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.4 months ago and is currently at 12% 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: €30,652/yr
Average Daily Rate: €169
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 23.5 years
5-yr Capital Value: €773,937
10-yr Capital Value: €941,613
Brixfox Score: 64 / 100
Comparable Properties: 5
Data Confidence: 76%
Search Radius: 2 km

True Investment Cost

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

€672,347

+14.2% 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.		€33,600
All-in investment (incl. renovation & furnishing)€672,347

Gross yield (asking price)

5.2%

True gross yield (all-in)

4.6%

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
Year Built: 2024
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

pergolaoutdoor lounge areaoutdoor dining areainfinity poolsea view

Score Breakdown

ROI
14.33
Visual Appeal
15.6
Ownership Security
13
Location
8.4
Land & Space
3.72
Rental Demand
4.98
Payback Speed
1
STR Suitability
3

Description

Modern T1 Apartment with Terrace in Ria Formosa Bright one-bedroom apartment with 30 m² outdoor space, panoramic views, parking and storage. Ideal for living, holidays or investment in the Algarve. Property Overview - One-bedroom apartment for sale in the Ria Formosa, one of the Algarve’s most sought-after coastal l

Location

📍 37.0535°N, 7.7473°W

· Olhão, Algarve, Portugal

View on ENGEL & VÖLKERS Faro-Tavira →Also on Idealista.pt
Idealista.pt
Olhão / Eastern Algarve

T1 flat, fuseta, 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 3.5% 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
+7.3%
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
3.5%
$1,868/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
28.6 yr
Rental only

Property details

Year built: 2024
Energy: A
Condition: new-build

Description

Modern T1 Apartment with Terrace in Ria Formosa Bright one-bedroom apartment with 30 m² outdoor space, panoramic views, parking and storage. Ideal for living, holidays or investment in the Algarve. Property Overview - One-bedroom apartment for sale in the Ria Formosa, one of the Algarve’s most sought-after coastal l

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$249/night
50% ($115)Brixfox estimate($249/night)200% ($458)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$22,416
Airbnb data$249/night · 50% occupancy
Rental income
$249/night · 50% occ.
$45,263
Running costs (20%)
Utilities, cleaning, maintenance
-$9,053
Income tax (10%)
Indonesian rental income tax
-$12,674
Property tax
Annual property tax
-$1,120
Net income
3.5% ROI
$22,416

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.		$36,522
All-in investment$730,812

Gross yield (asking)

7.1%

True gross yield (all-in)

6.2%

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.

$3.3M$2.5M$1.7M$831K$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 21: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$717K
+22%
Rental Income
+$109K
Total Position
$826K
+40%
7.0%/yr
Year 10
Capital Value
$872K
+48%
Rental Income
+$236K
Total Position
$1.1M
+88%
6.5%/yr
Year 20
Capital Value
$1.3M
+119%
Rental Income
+$554K
Total Position
$1.8M
+213%
5.9%/yr
Year 30
Capital Value
$1.9M
+224%
Rental Income
+$981K
Total Position
$2.9M
+391%
5.4%/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
3.5% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$229 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 $229 — 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 3.5% 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.
2.8%
$1,497/mo
40% occ.
3.8%
$2,027/mo
50% occ.
4.8%
$2,547/mo
current
60% occ.
5.8%
$3,077/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.