Detached house in Moncarapacho e Fuseta, Olhão
Detached house in Moncarapacho e Fuseta, Olhão — image 2Detached house in Moncarapacho e Fuseta, Olhão — image 3Detached house in Moncarapacho e Fuseta, Olhão — image 4Detached house in Moncarapacho e Fuseta, Olhão — image 5
Grade B+villamid-range

Detached house in Moncarapacho e Fuseta, Olhão

Olhão · Eastern Algarve ·

€1.6M

Asking Price (EUR)

Limited comps — indicative only

Revenue projections are based on limited comparable data (2 comps, 53% confidence).

3.0%

True Net Yield (Owner, all-in)

2.1%

True Net Yield (Managed, all-in)

4.6%

True Gross Yield

49%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 months ago and is currently at 17% 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: €86,416/yr
Average Daily Rate: €479
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 23.9 years
5-yr Capital Value: €2.2M
10-yr Capital Value: €2.6M
Brixfox Score: 68.8 / 100
Comparable Properties: 2
Data Confidence: 53%
Search Radius: 10 km

True Investment Cost

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

€1.9M

+14.2% over asking

Asking price€1.6M
IMT — Property transfer tax (investment schedule)€123,750
IS — Stamp duty (0.8%)€13,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€24,750
Total acquisition costs€162,950
Renovation (est. €55/m² × 275 m²)
Light touch-ups — paint, fixtures, deep clean.		€15,125
(€8,250–€22,000)
Furnishing & STR launch (7bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€56,100
All-in investment (incl. renovation & furnishing)€1.9M

Gross yield (asking price)

5.2%

True gross yield (all-in)

4.6%

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: 7
Bathrooms: 5
Building: 275 m²
Land: 25040 m²
Style: portuguese-traditional
Condition: good
Year Built: 2006
Energy Certificate: D
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

secluded locationlarge surrounding natural landscapemultiple outdoor seating areas

Score Breakdown

ROI
14.22
Visual Appeal
12.2
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
4.94
Payback Speed
1
STR Suitability
3

Description

The villa consists by the main house and 3 additional self-sufficient studio/apartments composed by 1 bedroom, 1 bathroom and 1 small kitchenet each, ideal to receive guests and still benefit from full privacy. The main house offers 1 large living/dining area with fireplace, one main kitchen and 1 bathroom. The dining

Location

📍 37.1132°N, 7.7700°W

· Olhão, Algarve, Portugal

View on agency site →Also on Idealista.pt
Idealista.pt
Olhão / Eastern Algarve

Detached house in Moncarapacho e Fuseta, Olhão

Inventory
7 Beds
Bathrooms
5 Baths
Built Area
275 m²
Land Plot
25040 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 3.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score69
GradeB+
Brixfox Intelligence
69B+Strong
Score Breakdown
ROI & Yield76%
Capital Growth72%
Risk Profile71%
Market Demand69%

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
+7.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$310K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.4%
$5,151/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
29.0 yr
Rental only

Property details

Year built: 2006
Energy: D
Condition: good

Description

The villa consists by the main house and 3 additional self-sufficient studio/apartments composed by 1 bedroom, 1 bathroom and 1 small kitchenet each, ideal to receive guests and still benefit from full privacy. The main house offers 1 large living/dining area with fireplace, one main kitchen and 1 bathroom. The dining

Income Breakdown

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Nightly Rate (ADR)
$693/night
50% ($319)Brixfox estimate($693/night)200% ($1275)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$61,816
Airbnb data$693/night · 49% occupancy
Rental income
$693/night · 49% occ.
$124,912
Running costs (20%)
Utilities, cleaning, maintenance
-$24,982
Income tax (10%)
Indonesian rental income tax
-$34,975
Property tax
Annual property tax
-$3,139
Net income
3.4% ROI
$61,816

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$1,793,478
IMT (transfer tax, investment schedule)$134,511
Imposto de Selo (stamp duty)$14,348
Notary & registration$1,359
Legal / due diligence$26,902
Total acquisition costs$177,120
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$16,440
($8,967–$23,913)
Furnishing & STR launch
7bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$58,804
All-in investment$2,045,842

Gross yield (asking)

7.0%

True gross yield (all-in)

6.1%

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.

$9.3M$6.9M$4.6M$2.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.6M
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 22: 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
$2.0M
+22%
Rental Income
+$302K
Total Position
$2.3M
+40%
7.0%/yr
Year 10
Capital Value
$2.4M
+48%
Rental Income
+$652K
Total Position
$3.1M
+88%
6.5%/yr
Year 20
Capital Value
$3.6M
+119%
Rental Income
+$1.5M
Total Position
$5.1M
+212%
5.8%/yr
Year 30
Capital Value
$5.4M
+224%
Rental Income
+$2.7M
Total Position
$8.1M
+388%
5.4%/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
Average
3.4% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Strong
$637 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Strong
25040 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $637 — positioned in the top tier
Generous 25040 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 3.4% 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.
2.8%
$4,164/mo
40% occ.
3.8%
$5,640/mo
49% occ.
4.7%
$7,025/mo
current
59% occ.
5.7%
$8,500/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.