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 ·

€350,000

Asking Price (EUR)

3.3%

True Net Yield (Owner, all-in)

2.3%

True Net Yield (Managed, all-in)

5.1%

True Gross Yield

44%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.5 months ago and is currently at 12% 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: €20,753/yr
Average Daily Rate: €130
-30.0% vs area baselineImage quality 6/10 (-3%), Dated style (-15%), No pool (-12%)
Payback Period: 20.6 years
5-yr Capital Value: €459,895
10-yr Capital Value: €559,532
Brixfox Score: 57.2 / 100
Comparable Properties: 20
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.

€405,480

+15.9% over asking

Asking price€350,000
IMT — Property transfer tax (investment schedule)€15,830
IS — Stamp duty (0.8%)€2,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,250
Total acquisition costs€25,130
Renovation (est. €55/m² × 100 m²)
Light touch-ups — paint, fixtures, deep clean.		€5,500
(€3,000–€8,000)
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)€405,480

Gross yield (asking price)

5.9%

True gross yield (all-in)

5.1%

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: 100 m²
Style: dated
Condition: good
Energy Certificate: C

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
15.24
Visual Appeal
8.2
Ownership Security
13
Location
8.4
Land & Space
4
Rental Demand
4.39
Payback Speed
1
STR Suitability
3

Description

Great investment opportunity. The property is located on the ground floor of a 3-story building in the center of Fuzeta, on the seafront. The property is available with an equipped kitchen and fully furnished. The apartment comprises a spacious entrance hall, living room, east-facing bedroom, bathroom with shower tray,

Location

📍 37.0596°N, 7.7493°W

· Olhão, Algarve, Portugal

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

T2 flat in Moncarapacho e Fuseta, Olhão

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

Grade B investment — short-term rental yields 4.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score57
GradeB
Brixfox Intelligence
57BStrong
Score Breakdown
ROI & Yield63%
Capital Growth60%
Risk Profile59%
Market Demand57%

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
+7.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$66K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.0%
$1,272/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
24.9 yr
Rental only

Property details

Energy: C
Condition: good

Description

Great investment opportunity. The property is located on the ground floor of a 3-story building in the center of Fuzeta, on the seafront. The property is available with an equipped kitchen and fully furnished. The apartment comprises a spacious entrance hall, living room, east-facing bedroom, bathroom with shower tray,

Income Breakdown

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Nightly Rate (ADR)
$191/night
50% ($88)Brixfox estimate($191/night)200% ($352)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$15,259
Airbnb data$191/night · 44% occupancy
Rental income
$191/night · 44% occ.
$30,625
Running costs (20%)
Utilities, cleaning, maintenance
-$6,125
Income tax (10%)
Indonesian rental income tax
-$8,575
Property tax
Annual property tax
-$666
Net income
4.0% ROI
$15,259

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$380,435
IMT (transfer tax, investment schedule)$17,207
Imposto de Selo (stamp duty)$3,043
Notary & registration$1,359
Legal / due diligence$5,707
Total acquisition costs$27,315
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$5,978
($3,261–$8,696)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$440,739

Gross yield (asking)

8.1%

True gross yield (all-in)

6.9%

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.

$2.1M$1.6M$1.0M$518K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $350K
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 19: 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
$426K
+22%
Rental Income
+$75K
Total Position
$500K
+43%
7.4%/yr
Year 10
Capital Value
$518K
+48%
Rental Income
+$161K
Total Position
$679K
+94%
6.9%/yr
Year 20
Capital Value
$767K
+119%
Rental Income
+$377K
Total Position
$1.1M
+227%
6.1%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$668K
Total Position
$1.8M
+415%
5.6%/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
4.0% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Good
$176 per night
Visual Appeal
Average
4/10 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
Yield of 4.0% 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.
3.7%
$1,166/mo
40% occ.
5.0%
$1,573/mo
44% occ.
5.5%
$1,731/mo
current
54% occ.
6.7%
$2,138/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.