Quinta in Moncarapacho e Fuseta, Olhão
Quinta in Moncarapacho e Fuseta, Olhão — image 2Quinta in Moncarapacho e Fuseta, Olhão — image 3Quinta in Moncarapacho e Fuseta, Olhão — image 4Quinta in Moncarapacho e Fuseta, Olhão — image 5
Grade Bapartmentbudget

Quinta in Moncarapacho e Fuseta, Olhão

Olhão · Eastern Algarve ·

€498,000

Asking Price (EUR)

1.8%

True Net Yield (Owner, all-in)

1.3%

True Net Yield (Managed, all-in)

2.8%

True Gross Yield

40%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.5 months ago and is currently at 13% 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: €23,227/yr
Average Daily Rate: €159
-21.0% vs area baselineImage quality 3/10 (-12%), Portuguese-traditional style (+5%), No pool (-12%), Has view (+10%), Budget finish (-12%)
Payback Period: 26.3 years
5-yr Capital Value: €654,365
10-yr Capital Value: €796,135
Brixfox Score: 58.6 / 100
Comparable Properties: 7
Data Confidence: 72%
Search Radius: 2 km

True Investment Cost

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

€821,624

+65.0% over asking

Asking price€498,000
IMT — Property transfer tax (investment schedule)€27,670
IS — Stamp duty (0.8%)€3,984
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,470
Total acquisition costs€40,374
Renovation (est. €900/m² × 296 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€266,400
(€207,200–€325,600)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€16,850
All-in investment (incl. renovation & furnishing)€821,624

Gross yield (asking price)

4.7%

True gross yield (all-in)

2.8%

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: 1
Building: 296 m²
Land: 3782 m²
Style: portuguese-traditional
Condition: needs-renovation
Year Built: 1950
Energy Certificate: Exempt
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

blue painted window and door framestraditional tiled roofcobblestone path

Score Breakdown

ROI
13.62
Visual Appeal
4.6
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
4.01
Payback Speed
0
STR Suitability
3

Description

We present two plots of land sold together, with a total area of 3,782 m², each including an existing house, set in a privileged location with open views over the Ria Formosa. The houses, with 125 m² and 171 m² of gross built area, require full renovation, offering the perfect opportunity to create a tailor-made projec

Location

📍 37.0489°N, 7.7714°W

· Olhão, Algarve, Portugal

View on SIM Invest →Also on Idealista.pt
Idealista.pt
Olhão / Eastern Algarve

Quinta in Moncarapacho e Fuseta, Olhão

Inventory
2 Beds
Bathrooms
1 Baths
Built Area
296 m²
Land Plot
3782 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 3.1% 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
+6.9%
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
3.1%
$1,403/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
32.2 yr
Rental only

Property details

Year built: 1950
Energy: Exempt
Condition: needs-renovation

Description

We present two plots of land sold together, with a total area of 3,782 m², each including an existing house, set in a privileged location with open views over the Ria Formosa. The houses, with 125 m² and 171 m² of gross built area, require full renovation, offering the perfect opportunity to create a tailor-made projec

Income Breakdown

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Nightly Rate (ADR)
$234/night
50% ($108)Brixfox estimate($234/night)200% ($430)
Occupancy
40%
10%Brixfox estimate(40%)100%

Short-Term Rental

Yearly income
$16,831
Airbnb data$234/night · 40% occupancy
Rental income
$234/night · 40% occ.
$34,188
Running costs (20%)
Utilities, cleaning, maintenance
-$6,838
Income tax (10%)
Indonesian rental income tax
-$9,573
Property tax
Annual property tax
-$947
Net income
3.1% ROI
$16,831

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$541,304
IMT (transfer tax, investment schedule)$30,076
Imposto de Selo (stamp duty)$4,330
Notary & registration$1,359
Legal / due diligence$8,120
Total acquisition costs$43,885
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$289,565
($225,217–$353,913)
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$18,315
All-in investment$893,070

Gross yield (asking)

6.3%

True gross yield (all-in)

3.8%

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.

$2.7M$2.0M$1.4M$676K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $498K
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 23: 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
$606K
+22%
Rental Income
+$82K
Total Position
$688K
+38%
6.7%/yr
Year 10
Capital Value
$737K
+48%
Rental Income
+$178K
Total Position
$915K
+84%
6.3%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$416K
Total Position
$1.5M
+203%
5.7%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$737K
Total Position
$2.4M
+372%
5.3%/yr

Location

Olhão

Eastern Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.1% annual return
Occupancy
Weak
40% average occupancy
Nightly Rate
Strong
$215 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Strong
3782 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $215 — positioned in the top tier
Generous 3782 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 3.1% 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

30% occ.
3.1%
$1,414/mo
40% occ.
4.2%
$1,912/mo
current
40% occ.
4.2%
$1,915/mo
current
50% occ.
5.3%
$2,413/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.