Detached house, N125, 650 h, Moncarapacho e Fuseta, Olhão
Detached house, N125, 650 h, Moncarapacho e Fuseta, Olhão — image 2Detached house, N125, 650 h, Moncarapacho e Fuseta, Olhão — image 3Detached house, N125, 650 h, Moncarapacho e Fuseta, Olhão — image 4Detached house, N125, 650 h, Moncarapacho e Fuseta, Olhão — image 5
Grade Avillamid-range

Detached house, N125, 650 h, Moncarapacho e Fuseta, Olhão

Olhão · Eastern Algarve ·

€600,000

Asking Price (EUR)

4.9%

True Net Yield (Owner, all-in)

3.4%

True Net Yield (Managed, all-in)

7.6%

True Gross Yield

43%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% 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: €52,859/yr
Average Daily Rate: €337
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 14.0 years
5-yr Capital Value: €788,391
10-yr Capital Value: €959,198
Brixfox Score: 75.3 / 100
Comparable Properties: 8
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.

€696,155

+16.0% over asking

Asking price€600,000
IMT — Property transfer tax (investment schedule)€35,830
IS — Stamp duty (0.8%)€4,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€9,000
Total acquisition costs€50,880
Renovation (est. €55/m² × 95 m²)
Light touch-ups — paint, fixtures, deep clean.		€5,225
(€2,850–€7,600)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€40,050
All-in investment (incl. renovation & furnishing)€696,155

Gross yield (asking price)

8.8%

True gross yield (all-in)

7.6%

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: 4
Bathrooms: 2
Building: 95 m²
Land: 8500 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: F
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

coastal proximityrural settingmultiple properties visible

Score Breakdown

ROI
18.79
Visual Appeal
12.8
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
4.29
Payback Speed
3
STR Suitability
3

Description

'House by Ria Formosa | 8,500 m² Plot | Ocean Views | Renovation Investment' Situated just a few metres from the protected natural reserve of the Ria Formosa, this property with existing house for renovation presents a rare and highly strategic investment opportunity in the Algarve. Benefiting from elevated positionin

Location

📍 37.0567°N, 7.7667°W

· Olhão, Algarve, Portugal

View on Idealista.pt
Idealista.pt
Olhão / Eastern Algarve

Detached house, N125, 650 h, Moncarapacho e Fuseta, Olhão

Inventory
4 Beds
Bathrooms
2 Baths
Built Area
95 m²
Land Plot
8500 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 6.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score75
GradeA
Brixfox Intelligence
75AExcellent
Score Breakdown
ROI & Yield83%
Capital Growth79%
Risk Profile76%
Market Demand75%

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
+9.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$113K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.0%
$3,264/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
16.7 yr
Rental only

Property details

Energy: F
Condition: good

Description

'House by Ria Formosa | 8,500 m² Plot | Ocean Views | Renovation Investment' Situated just a few metres from the protected natural reserve of the Ria Formosa, this property with existing house for renovation presents a rare and highly strategic investment opportunity in the Algarve. Benefiting from elevated positionin

Income Breakdown

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Nightly Rate (ADR)
$495/night
50% ($228)Brixfox estimate($495/night)200% ($910)
Occupancy
43%
10%Brixfox estimate(43%)100%

Short-Term Rental

Yearly income
$39,162
Airbnb data$495/night · 43% occupancy
Rental income
$495/night · 43% occ.
$77,507
Running costs (20%)
Utilities, cleaning, maintenance
-$15,501
Income tax (10%)
Indonesian rental income tax
-$21,702
Property tax
Annual property tax
-$1,141
Net income
6.0% ROI
$39,162

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$652,174
IMT (transfer tax, investment schedule)$38,946
Imposto de Selo (stamp duty)$5,217
Notary & registration$1,359
Legal / due diligence$9,783
Total acquisition costs$55,304
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$5,679
($3,098–$8,261)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$41,359
All-in investment$754,516

Gross yield (asking)

11.9%

True gross yield (all-in)

10.3%

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.

$4.2M$3.2M$2.1M$1.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $600K
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 14: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$730K
+22%
Rental Income
+$191K
Total Position
$921K
+54%
9.0%/yr
Year 10
Capital Value
$888K
+48%
Rental Income
+$413K
Total Position
$1.3M
+117%
8.0%/yr
Year 20
Capital Value
$1.3M
+119%
Rental Income
+$968K
Total Position
$2.3M
+280%
6.9%/yr
Year 30
Capital Value
$1.9M
+224%
Rental Income
+$1.7M
Total Position
$3.7M
+510%
6.2%/yr

Location

Olhão

Eastern Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.0% annual return
Occupancy
Weak
43% average occupancy
Nightly Rate
Strong
$455 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
8500 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $455 — positioned in the top tier
Generous 8500 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
Occupancy at 43% — factor in seasonal gaps

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
5.6%
$3,065/mo
40% occ.
7.6%
$4,119/mo
43% occ.
8.1%
$4,426/mo
current
53% occ.
10.1%
$5,480/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.