Detached house in Moncarapacho e Fuseta, Olhão
Grade B+villamid-range

Detached house in Moncarapacho e Fuseta, Olhão

Olhão · Eastern Algarve ·

€725,000

Asking Price (EUR)

6.6%

True Net Yield (Owner, all-in)

4.6%

True Net Yield (Managed, all-in)

10.2%

True Gross Yield

64%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.3 months ago and is currently at 11% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.73, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €85,272/yr
Average Daily Rate: €364
Payback Period: 10.4 years
5-yr Capital Value: €952,639
10-yr Capital Value: €1.2M
Brixfox Score: 72.6 / 100
Comparable Properties: 7
Data Confidence: 65%
Search Radius: 6 km

True Investment Cost

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

€835,275

+15.2% over asking

Asking price€725,000
IMT — Property transfer tax (investment schedule)€43,500
IS — Stamp duty (0.8%)€5,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€10,875
Total acquisition costs€61,425
Renovation (est. €55/m² × 160 m²)
Light touch-ups — paint, fixtures, deep clean.		€8,800
(€4,800–€12,800)
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)€835,275

Gross yield (asking price)

11.8%

True gross yield (all-in)

10.2%

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
Building: 160 m²
Style: portuguese-traditional
Condition: good
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

potted cactihexagonal terracotta patio tilesarched doorway

Score Breakdown

ROI
22.63
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
5.2
Rental Demand
6.42
Payback Speed
4
STR Suitability
3

Description

Come see this property that has so much to offer! The main house is a three-bedroom single-story villa with rustic finishes, yet is in excellent condition. There's also a fully habitable one-bedroom guest house, equipped with a kitchen and bathroom. This 1,000m2 plot with landscaped areas features an inviting pool bath

Location

📍 37.0870°N, 7.7890°W

· Olhão, Algarve, Portugal

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

Detached house in Moncarapacho e Fuseta, Olhão

Inventory
4 Beds
Bathrooms
0 Baths
Built Area
160 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 8.2% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score73
GradeB+
Brixfox Intelligence
73B+Strong
Score Breakdown
ROI & Yield80%
Capital Growth77%
Risk Profile74%
Market Demand73%

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
+11.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$136K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.2%
$5,361/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
12.2 yr
Rental only

Property details

Condition: good

Description

Come see this property that has so much to offer! The main house is a three-bedroom single-story villa with rustic finishes, yet is in excellent condition. There's also a fully habitable one-bedroom guest house, equipped with a kitchen and bathroom. This 1,000m2 plot with landscaped areas features an inviting pool bath

Income Breakdown

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Nightly Rate (ADR)
$540/night
50% ($248)Brixfox estimate($540/night)200% ($993)
Occupancy
64%
10%Brixfox estimate(64%)100%

Short-Term Rental

Yearly income
$64,334
Airbnb data$540/night · 64% occupancy
Rental income
$540/night · 64% occ.
$126,372
Running costs (20%)
Utilities, cleaning, maintenance
-$25,274
Income tax (10%)
Indonesian rental income tax
-$35,384
Property tax
Annual property tax
-$1,379
Net income
8.2% ROI
$64,334

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$788,043
IMT (transfer tax, investment schedule)$47,283
Imposto de Selo (stamp duty)$6,304
Notary & registration$1,359
Legal / due diligence$11,821
Total acquisition costs$66,766
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$9,565
($5,217–$13,913)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$41,359
All-in investment$905,734

Gross yield (asking)

16.0%

True gross yield (all-in)

14.0%

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.

$5.9M$4.5M$3.0M$1.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $725K
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 11: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$882K
+22%
Rental Income
+$314K
Total Position
$1.2M
+65%
10.5%/yr
Year 10
Capital Value
$1.1M
+48%
Rental Income
+$679K
Total Position
$1.8M
+142%
9.2%/yr
Year 20
Capital Value
$1.6M
+119%
Rental Income
+$1.6M
Total Position
$3.2M
+338%
7.7%/yr
Year 30
Capital Value
$2.4M
+224%
Rental Income
+$2.8M
Total Position
$5.2M
+613%
6.8%/yr

Location

Olhão

Eastern Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.2% annual return
Occupancy
Good
64% average occupancy
Nightly Rate
Strong
$496 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.2% — outperforms most villas in this market
Premium nightly rate of $496 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Compact plot at 0 m² — limited expansion potential

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

44% occ.
7.6%
$4,959/mo
54% occ.
9.3%
$6,108/mo
64% occ.
11.1%
$7,257/mo
current
74% occ.
12.8%
$8,406/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.