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 ·

€695,000

Asking Price (EUR)

3.2%

True Net Yield (Owner, all-in)

2.2%

True Net Yield (Managed, all-in)

4.9%

True Gross Yield

47%

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: €37,996/yr
Average Daily Rate: €220
+13.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 22.9 years
5-yr Capital Value: €913,220
10-yr Capital Value: €1.1M
Brixfox Score: 64.2 / 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.

€778,785

+12.1% over asking

Asking price€695,000
IMT — Property transfer tax (investment schedule)€41,700
IS — Stamp duty (0.8%)€5,560
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€10,425
Total acquisition costs€58,935
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)€778,785

Gross yield (asking price)

5.5%

True gross yield (all-in)

4.9%

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: 196 m²
Style: contemporary
Condition: excellent
Year Built: 2023
Energy Certificate: A
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

wicker pendant lightblue wall artsliding glass doors to terrace

Score Breakdown

ROI
14.51
Visual Appeal
13.6
Ownership Security
13
Location
8.4
Land & Space
5.92
Rental Demand
4.73
Payback Speed
1
STR Suitability
3

Description

THE PROPERTY As you step inside this stunning waterfront apartment, the hallway wraps around to a bright and inviting semi open-plan living space. To your left, there's a fully equipped kitchen with premium appliances, perfect for preparing meals. The breakfast nook is tucked neatly to the side, creating a cozy spot fo

Location

📍 37.0524°N, 7.7522°W

· Olhão, Algarve, Portugal

View on M I PROPERTIES PORTUGAL →Also on Idealista.pt
Idealista.pt
Olhão / Eastern Algarve

T2 flat in Moncarapacho e Fuseta, Olhão

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

Grade B investment — short-term rental yields 3.6% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score64
GradeB
Brixfox Intelligence
64BStrong
Score Breakdown
ROI & Yield70%
Capital Growth67%
Risk Profile66%
Market Demand64%

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
+7.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$130K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.6%
$2,270/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
27.7 yr
Rental only

Property details

Year built: 2023
Energy: A
Condition: excellent

Description

THE PROPERTY As you step inside this stunning waterfront apartment, the hallway wraps around to a bright and inviting semi open-plan living space. To your left, there's a fully equipped kitchen with premium appliances, perfect for preparing meals. The breakfast nook is tucked neatly to the side, creating a cozy spot fo

Income Breakdown

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Nightly Rate (ADR)
$318/night
50% ($146)Brixfox estimate($318/night)200% ($586)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$27,241
Airbnb data$318/night · 47% occupancy
Rental income
$318/night · 47% occ.
$54,928
Running costs (20%)
Utilities, cleaning, maintenance
-$10,986
Income tax (10%)
Indonesian rental income tax
-$15,380
Property tax
Annual property tax
-$1,322
Net income
3.6% ROI
$27,241

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$755,435
IMT (transfer tax, investment schedule)$45,326
Imposto de Selo (stamp duty)$6,043
Notary & registration$1,359
Legal / due diligence$11,332
Total acquisition costs$64,060
RenovationMove-in ready
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$846,505

Gross yield (asking)

7.3%

True gross yield (all-in)

6.5%

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.

$4.0M$3.0M$2.0M$991K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $695K
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 21: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$846K
+22%
Rental Income
+$133K
Total Position
$979K
+41%
7.1%/yr
Year 10
Capital Value
$1.0M
+48%
Rental Income
+$287K
Total Position
$1.3M
+89%
6.6%/yr
Year 20
Capital Value
$1.5M
+119%
Rental Income
+$673K
Total Position
$2.2M
+216%
5.9%/yr
Year 30
Capital Value
$2.3M
+224%
Rental Income
+$1.2M
Total Position
$3.4M
+396%
5.5%/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
3.6% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Strong
$293 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 $293 — 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 3.6% 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.
3.1%
$1,924/mo
40% occ.
4.1%
$2,602/mo
47% occ.
4.9%
$3,094/mo
current
57% occ.
6.0%
$3,772/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.