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 C+villabudget

Detached house in Moncarapacho e Fuseta, Olhão

Olhão · Eastern Algarve ·

€600,000

Asking Price (EUR)

2.2%

True Net Yield (Owner, all-in)

1.6%

True Net Yield (Managed, all-in)

3.5%

True Gross Yield

44%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.5 months ago and is currently at 13% 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: €28,639/yr
Average Daily Rate: €178
-25.0% vs area baselineImage quality 5/10 (-6%), Portuguese-traditional style (+5%), No pool (-12%), Budget finish (-12%)
Payback Period: 25.7 years
5-yr Capital Value: €788,391
10-yr Capital Value: €959,198
Brixfox Score: 52.6 / 100
Comparable Properties: 7
Data Confidence: 81%
Search Radius: 2 km

True Investment Cost

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

€826,730

+37.8% 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. €900/m² × 167 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€150,300
(€116,900–€183,700)
Furnishing & STR launch (4bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€25,550
All-in investment (incl. renovation & furnishing)€826,730

Gross yield (asking price)

4.8%

True gross yield (all-in)

3.5%

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: 167 m²
Land: 109 m²
Style: portuguese-traditional
Condition: needs-renovation
Energy Certificate: E

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

tiled_facadetraditional_balconycobblestone_street

Score Breakdown

ROI
13.77
Visual Appeal
7.4
Ownership Security
13
Location
8.4
Land & Space
2.61
Rental Demand
4.42
Payback Speed
0
STR Suitability
3

Description

Located in downtown Fuzeta, this villa consists of 2 floors, extending from one street to the other, with an entrance on each of the streets. On the ground floor there are three rooms, one of them with a storage room; a full bathroom with bathtub; a kitchen with access to the outdoor patio and facing south; an outdoor

Location

📍 37.0536°N, 7.7472°W

· Olhão, Algarve, Portugal

View on Formosa invest →Also on Idealista.pt
Idealista.pt
Olhão / Eastern Algarve

Detached house in Moncarapacho e Fuseta, Olhão

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

Grade C+ investment — short-term rental yields 3.2% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score53
GradeC+
Brixfox Intelligence
53C+Moderate
Score Breakdown
ROI & Yield58%
Capital Growth56%
Risk Profile55%
Market Demand53%

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
+6.9%
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
3.2%
$1,733/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
31.4 yr
Rental only

Property details

Energy: E
Condition: needs-renovation

Description

Located in downtown Fuzeta, this villa consists of 2 floors, extending from one street to the other, with an entrance on each of the streets. On the ground floor there are three rooms, one of them with a storage room; a full bathroom with bathtub; a kitchen with access to the outdoor patio and facing south; an outdoor

Income Breakdown

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Nightly Rate (ADR)
$262/night
50% ($120)Brixfox estimate($262/night)200% ($481)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$20,791
Airbnb data$262/night · 44% occupancy
Rental income
$262/night · 44% occ.
$42,177
Running costs (20%)
Utilities, cleaning, maintenance
-$8,435
Income tax (10%)
Indonesian rental income tax
-$11,810
Property tax
Annual property tax
-$1,141
Net income
3.2% ROI
$20,791

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 (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$163,370
($127,065–$199,674)
Furnishing & STR launch
4bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$25,598
All-in investment$896,446

Gross yield (asking)

6.5%

True gross yield (all-in)

4.7%

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.

$3.3M$2.5M$1.6M$821K$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 23: 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
$730K
+22%
Rental Income
+$102K
Total Position
$832K
+39%
6.7%/yr
Year 10
Capital Value
$888K
+48%
Rental Income
+$219K
Total Position
$1.1M
+85%
6.3%/yr
Year 20
Capital Value
$1.3M
+119%
Rental Income
+$514K
Total Position
$1.8M
+205%
5.7%/yr
Year 30
Capital Value
$1.9M
+224%
Rental Income
+$910K
Total Position
$2.9M
+376%
5.3%/yr

Location

Olhão

Eastern Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.2% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Strong
$241 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Weak
109 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $241 — 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 3.2% 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.
2.9%
$1,576/mo
40% occ.
3.9%
$2,133/mo
44% occ.
4.4%
$2,365/mo
current
54% occ.
5.4%
$2,922/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.