Detached house in Caminho da Barria, Moncarapacho
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villabudget

Detached house in Caminho da Barria, Moncarapacho

Olhão · Eastern Algarve ·

€249,500

Asking Price (EUR)

Limited comps — indicative only

Revenue projections are based on limited comparable data (0 comps, low confidence).

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 months ago and is currently at 18% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.75, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

True Investment Cost

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

€449,701

+80.2% over asking

Asking price€249,500
IMT — Property transfer tax (investment schedule)€8,462
IS — Stamp duty (0.8%)€1,996
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,743
Total acquisition costs€15,451
Renovation (est. €900/m² × 162 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€145,800
(€113,400–€178,200)
Furnishing & STR launch (8bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€38,950
All-in investment (incl. renovation & furnishing)€449,701

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: 8
Building: 162 m²
Land: 1000 m²
Style: portuguese-traditional
Condition: needs-renovation
Energy Certificate: Exempt

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Description

This detached house, with a floor area of 161.50 m², is an excellent opportunity for those looking for a large space to renovate and personalize to their liking. With two main buildings on a total of 1000 m² of mixed land, it offers several rooms that can be transformed into comfortable bedrooms or living areas. Locat

Location

📍 37.0870°N, 7.7890°W

· Olhão, Algarve, Portugal

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Idealista.pt
Olhão / Eastern Algarve

Detached house in Caminho da Barria, Moncarapacho

Inventory
8 Beds
Bathrooms
0 Baths
Built Area
162 m²
Land Plot
1000 m²
Tenure
Freehold
Yield Curve Status

Grade C — 4%/yr capital appreciation in Olhão.

Go to Source via Idealista.pt

The Investment

Brixfox Score0
Grade—
Brixfox Intelligence
0—Weak
Score Breakdown
ROI & Yield0%
Capital Growth0%
Risk Profile5%
Market Demand0%

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
+3.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$47K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
-0.2%
$-40/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
30+ yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
—
Rental only

Property details

Energy: Exempt
Condition: needs-renovation

Description

This detached house, with a floor area of 161.50 m², is an excellent opportunity for those looking for a large space to renovate and personalize to their liking. With two main buildings on a total of 1000 m² of mixed land, it offers several rooms that can be transformed into comfortable bedrooms or living areas. Locat

Income Breakdown

Short-Term Rental

No STR data available for this property

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$271,196
IMT (transfer tax, investment schedule)$9,198
Imposto de Selo (stamp duty)$2,170
Notary & registration$1,359
Legal / due diligence$4,068
Total acquisition costs$16,795
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$158,478
($123,261–$193,696)
Furnishing & STR launch
8bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$40,163
All-in investment$486,632

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.

$874K$655K$437K$218K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Today: $250K
Capital appreciation
Property value growing at +4%/yr based on Olhão market trends.
Year 5
Capital Value
$304K
+22%
Year 10
Capital Value
$369K
+48%
Year 20
Capital Value
$547K
+119%
Year 30
Capital Value
$809K
+224%

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
-0.2% annual return
Occupancy
Weak
0% average occupancy
Nightly Rate
Weak
$0 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Strong
1000 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Generous 1000 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
Yield of -0.2% is below the market average — model your cashflow carefully

Consider carefully. Returns are below market average for this price point.

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.