T2 flat in Rua Nossa Senhora do Carmo, Moncarapacho e Fuseta, Olhão
T2 flat in Rua Nossa Senhora do Carmo, Moncarapacho e Fuseta, Olhão — image 2T2 flat in Rua Nossa Senhora do Carmo, Moncarapacho e Fuseta, Olhão — image 3T2 flat in Rua Nossa Senhora do Carmo, Moncarapacho e Fuseta, Olhão — image 4T2 flat in Rua Nossa Senhora do Carmo, Moncarapacho e Fuseta, Olhão — image 5
Grade Bapartmentluxury

T2 flat in Rua Nossa Senhora do Carmo, Moncarapacho e Fuseta, Olhão

Olhão · Eastern Algarve ·

€795,000

Asking Price (EUR)

3.3%

True Net Yield (Owner, all-in)

2.2%

True Net Yield (Managed, all-in)

5.0%

True Gross Yield

48%

Occupancy

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.

Projected Gross Revenue: €45,258/yr
Average Daily Rate: €260
+33.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 22.0 years
5-yr Capital Value: €1.0M
10-yr Capital Value: €1.3M
Brixfox Score: 64 / 100
Comparable Properties: 19
Data Confidence: 97%
Search Radius: 2 km

True Investment Cost

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

€904,685

+13.8% over asking

Asking price€795,000
IMT — Property transfer tax (investment schedule)€47,700
IS — Stamp duty (0.8%)€6,360
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,925
Total acquisition costs€67,235
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€42,450
All-in investment (incl. renovation & furnishing)€904,685

Gross yield (asking price)

5.7%

True gross yield (all-in)

5.0%

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: 2
Bathrooms: 2
Building: 114 m²
Style: contemporary
Condition: new-build
Year Built: 2012
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

waterfront locationinfinity poolmodern architectural designlandscaped gardens

Score Breakdown

ROI
14.78
Visual Appeal
14.8
Ownership Security
13
Location
8.4
Land & Space
4.28
Rental Demand
4.77
Payback Speed
1
STR Suitability
3

Description

Located directly on the waterfront of the Ria Formosa Natural Park in the charming coastal village of Fuseta, this two-bedroom apartment enjoys a privileged frontline position with uninterrupted lagoon and sea views. Set within a gated condominium with landscaped gardens and swimming pools, the development offers priva

Location

📍 37.0495°N, 7.7497°W

· Olhão, Algarve, Portugal

View on Fine & Country →Also on Idealista.pt
Idealista.pt
Olhão / Eastern Algarve

T2 flat in Rua Nossa Senhora do Carmo, Moncarapacho e Fuseta, Olhão

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
114 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 3.8% 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
+7.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$149K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.8%
$2,706/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
26.6 yr
Rental only

Property details

Year built: 2012
Energy: A
Condition: new-build

Description

Located directly on the waterfront of the Ria Formosa Natural Park in the charming coastal village of Fuseta, this two-bedroom apartment enjoys a privileged frontline position with uninterrupted lagoon and sea views. Set within a gated condominium with landscaped gardens and swimming pools, the development offers priva

Income Breakdown

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Nightly Rate (ADR)
$375/night
50% ($173)Brixfox estimate($375/night)200% ($690)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$32,471
Airbnb data$375/night · 48% occupancy
Rental income
$375/night · 48% occ.
$65,352
Running costs (20%)
Utilities, cleaning, maintenance
-$13,070
Income tax (10%)
Indonesian rental income tax
-$18,299
Property tax
Annual property tax
-$1,512
Net income
3.8% ROI
$32,471

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$864,130
IMT (transfer tax, investment schedule)$51,848
Imposto de Selo (stamp duty)$6,913
Notary & registration$1,359
Legal / due diligence$12,962
Total acquisition costs$73,082
RenovationMove-in ready
Furnishing & STR launch
2bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$46,141
All-in investment$983,353

Gross yield (asking)

7.6%

True gross yield (all-in)

6.6%

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.

$4.6M$3.4M$2.3M$1.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $795K
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 20: 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
$967K
+22%
Rental Income
+$159K
Total Position
$1.1M
+42%
7.2%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$342K
Total Position
$1.5M
+91%
6.7%/yr
Year 20
Capital Value
$1.7M
+119%
Rental Income
+$803K
Total Position
$2.5M
+220%
6.0%/yr
Year 30
Capital Value
$2.6M
+224%
Rental Income
+$1.4M
Total Position
$4.0M
+403%
5.5%/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
Average
3.8% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Strong
$345 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 $345 — 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 3.8% 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.
3.2%
$2,270/mo
40% occ.
4.3%
$3,069/mo
48% occ.
5.1%
$3,687/mo
current
58% occ.
6.2%
$4,485/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.