T2 flat in Moncarapacho e Fuseta, Olhão
T2 flat in Moncarapacho e Fuseta, Olhão — image 2T2 flat in Moncarapacho e Fuseta, Olhão — image 3T2 flat in Moncarapacho e Fuseta, Olhão — image 4T2 flat in Moncarapacho e Fuseta, Olhão — image 5
Grade Bapartmentmid-range

T2 flat in Moncarapacho e Fuseta, Olhão

Olhão · Eastern Algarve ·

€795,000

Asking Price (EUR)

2.5%

True Net Yield (Owner, all-in)

1.7%

True Net Yield (Managed, all-in)

3.9%

True Gross Yield

47%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.8 months ago and is currently at 15% 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: €34,467/yr
Average Daily Rate: €200
+3.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%)
Payback Period: 28.6 years
5-yr Capital Value: €1.0M
10-yr Capital Value: €1.3M
Brixfox Score: 60.2 / 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.

€887,085

+11.6% 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 × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€24,850
All-in investment (incl. renovation & furnishing)€887,085

Gross yield (asking price)

4.3%

True gross yield (all-in)

3.9%

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: 177 m²
Style: contemporary
Condition: excellent
Energy Certificate: A

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

blue decorative wall artwicker pendant lightlong minimalist TV console

Score Breakdown

ROI
11.96
Visual Appeal
13.6
Ownership Security
13
Location
8.4
Land & Space
5.54
Rental Demand
4.73
Payback Speed
0
STR Suitability
3

Description

Modern and brand new flat overlooking the Ria Formosa and the sea, located on the first line of Fuseta. This bright flat is situated in a private condominium with a panoramic swimming pool. It has a private terrace, ideal for relaxing and al fresco dining, with a direct view of the pool with direct entrance to the suit

Location

📍 37.0512°N, 7.7525°W

· Olhão, Algarve, Portugal

View on Villas Séqua →Also on Idealista.pt
Idealista.pt
Olhão / Eastern Algarve

T2 flat in Moncarapacho e Fuseta, Olhão

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

Grade B investment — short-term rental yields 2.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score60
GradeB
Brixfox Intelligence
60BStrong
Score Breakdown
ROI & Yield66%
Capital Growth63%
Risk Profile62%
Market Demand60%

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
+6.6%
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
2.8%
$2,050/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
35.1 yr
Rental only

Property details

Energy: A
Condition: excellent

Description

Modern and brand new flat overlooking the Ria Formosa and the sea, located on the first line of Fuseta. This bright flat is situated in a private condominium with a panoramic swimming pool. It has a private terrace, ideal for relaxing and al fresco dining, with a direct view of the pool with direct entrance to the suit

Income Breakdown

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Nightly Rate (ADR)
$291/night
50% ($134)Brixfox estimate($291/night)200% ($535)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$24,603
Airbnb data$291/night · 47% occupancy
Rental income
$291/night · 47% occ.
$50,222
Running costs (20%)
Utilities, cleaning, maintenance
-$10,044
Income tax (10%)
Indonesian rental income tax
-$14,062
Property tax
Annual property tax
-$1,512
Net income
2.8% ROI
$24,603

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 × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$964,223

Gross yield (asking)

5.8%

True gross yield (all-in)

5.2%

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: $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 25: 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
$967K
+22%
Rental Income
+$120K
Total Position
$1.1M
+37%
6.5%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$259K
Total Position
$1.4M
+81%
6.1%/yr
Year 20
Capital Value
$1.7M
+119%
Rental Income
+$608K
Total Position
$2.4M
+196%
5.6%/yr
Year 30
Capital Value
$2.6M
+224%
Rental Income
+$1.1M
Total Position
$3.7M
+360%
5.2%/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
Weak
2.8% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Strong
$267 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

Premium nightly rate of $267 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.8% is below 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.
2.4%
$1,731/mo
40% occ.
3.3%
$2,350/mo
47% occ.
3.9%
$2,804/mo
current
57% occ.
4.8%
$3,423/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.