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 B+apartmentmid-range

T2 flat in Moncarapacho e Fuseta, Olhão

Olhão · Eastern Algarve ·

€315,000

Asking Price (EUR)

4.9%

True Net Yield (Owner, all-in)

3.4%

True Net Yield (Managed, all-in)

7.6%

True Gross Yield

56%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 months ago and is currently at 16% 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: €27,890/yr
Average Daily Rate: €137
+3.0% vs area baselinePortuguese-traditional style (+5%), No pool (-12%), Has view (+10%)
Payback Period: 14.0 years
5-yr Capital Value: €413,905
10-yr Capital Value: €503,579
Brixfox Score: 67 / 100
Comparable Properties: 9
Data Confidence: 66%
Search Radius: 4 km

True Investment Cost

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

€367,057

+16.5% over asking

Asking price€315,000
IMT — Property transfer tax (investment schedule)€13,047
IS — Stamp duty (0.8%)€2,520
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,725
Total acquisition costs€21,542
Renovation (est. €55/m² × 103 m²)
Light touch-ups — paint, fixtures, deep clean.		€5,665
(€3,090–€8,240)
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)€367,057

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: 2
Bathrooms: 1
Building: 103 m²
Style: portuguese-traditional
Condition: good
Year Built: 2008
Energy Certificate: E
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

ornate iron balconiestraditional tiled roofbalcony planters

Score Breakdown

ROI
18.75
Visual Appeal
11.2
Ownership Security
13
Location
8.4
Land & Space
4.06
Rental Demand
5.59
Payback Speed
3
STR Suitability
3

Description

Modern 2 Bedroom Apartment with Basement Parking in the Heart of Moncarapacho Eastern Algarve. Discover this superb, like-new 2 bedroom apartment in central Moncarapacho, offering generous living spaces, multiple balconies, and a private off-street parking space in a secure basement garage. Built in 2008 to a high s

Location

📍 37.0829°N, 7.7895°W

· Olhão, Algarve, Portugal

View on Russell & Decoz Real Estate →Also on Idealista.pt
Idealista.pt
Olhão / Eastern Algarve

T2 flat in Moncarapacho e Fuseta, Olhão

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

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

Go to Source via Idealista.pt

The Investment

Brixfox Score67
GradeB+
Brixfox Intelligence
67B+Strong
Score Breakdown
ROI & Yield74%
Capital Growth70%
Risk Profile69%
Market Demand67%

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
+9.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$59K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.0%
$1,706/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

Year built: 2008
Energy: E
Condition: good

Description

Modern 2 Bedroom Apartment with Basement Parking in the Heart of Moncarapacho Eastern Algarve. Discover this superb, like-new 2 bedroom apartment in central Moncarapacho, offering generous living spaces, multiple balconies, and a private off-street parking space in a secure basement garage. Built in 2008 to a high s

Income Breakdown

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Nightly Rate (ADR)
$199/night
50% ($91)Brixfox estimate($199/night)200% ($365)
Occupancy
56%
10%Brixfox estimate(56%)100%

Short-Term Rental

Yearly income
$20,470
Airbnb data$199/night · 56% occupancy
Rental income
$199/night · 56% occ.
$40,517
Running costs (20%)
Utilities, cleaning, maintenance
-$8,103
Income tax (10%)
Indonesian rental income tax
-$11,345
Property tax
Annual property tax
-$599
Net income
6.0% ROI
$20,470

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$342,391
IMT (transfer tax, investment schedule)$14,182
Imposto de Selo (stamp duty)$2,739
Notary & registration$1,359
Legal / due diligence$5,136
Total acquisition costs$23,415
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$6,158
($3,359–$8,957)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$398,975

Gross yield (asking)

11.8%

True gross yield (all-in)

10.2%

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.

$2.2M$1.7M$1.1M$551K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $315K
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
$383K
+22%
Rental Income
+$100K
Total Position
$483K
+53%
8.9%/yr
Year 10
Capital Value
$466K
+48%
Rental Income
+$216K
Total Position
$682K
+117%
8.0%/yr
Year 20
Capital Value
$690K
+119%
Rental Income
+$506K
Total Position
$1.2M
+280%
6.9%/yr
Year 30
Capital Value
$1.0M
+224%
Rental Income
+$896K
Total Position
$1.9M
+509%
6.2%/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
Good
6.0% annual return
Occupancy
Average
56% average occupancy
Nightly Rate
Good
$183 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 56% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

36% occ.
5.1%
$1,468/mo
46% occ.
6.6%
$1,891/mo
56% occ.
8.1%
$2,314/mo
current
66% occ.
9.6%
$2,736/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.