Detached house, Em1325, Moncarapacho e Fuseta, Olhão
Detached house, Em1325, Moncarapacho e Fuseta, Olhão — image 2Detached house, Em1325, Moncarapacho e Fuseta, Olhão — image 3Detached house, Em1325, Moncarapacho e Fuseta, Olhão — image 4Detached house, Em1325, Moncarapacho e Fuseta, Olhão — image 5
Grade B+villamid-range

Detached house, Em1325, Moncarapacho e Fuseta, Olhão

Olhão · Eastern Algarve ·

€620,000

Asking Price (EUR)

4.0%

True Net Yield (Owner, all-in)

2.8%

True Net Yield (Managed, all-in)

6.1%

True Gross Yield

45%

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: €44,100/yr
Average Daily Rate: €268
+5.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%)
Payback Period: 17.6 years
5-yr Capital Value: €814,671
10-yr Capital Value: €991,172
Brixfox Score: 72.3 / 100
Comparable Properties: 6
Data Confidence: 65%
Search Radius: 3 km

True Investment Cost

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

€718,420

+15.9% over asking

Asking price€620,000
IMT — Property transfer tax (investment schedule)€37,430
IS — Stamp duty (0.8%)€4,960
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€9,300
Total acquisition costs€52,940
Renovation (est. €55/m² × 196 m²)
Light touch-ups — paint, fixtures, deep clean.		€10,780
(€5,880–€15,680)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€34,700
All-in investment (incl. renovation & furnishing)€718,420

Gross yield (asking price)

7.1%

True gross yield (all-in)

6.1%

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: 3
Bathrooms: 2
Building: 196 m²
Land: 680 m²
Style: portuguese-traditional
Condition: good
Year Built: 1996
Energy Certificate: F
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

private pooloutdoor dining area with umbrellatraditional white stucco architecture

Score Breakdown

ROI
16.55
Visual Appeal
12.8
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
4.51
Payback Speed
2
STR Suitability
3

Description

This well-kept, single-storey villa offers a comfortable and sustainable living ambience in a quiet location, just a few minutes from Fuseta, Moncarapacho and the beaches of the Ria Formosa. On a 630 m² plot with 196 m² of living space, the property has a private pool (8x4 m), well-tended garden, sunny terraces and pl

Location

📍 37.0629°N, 7.7767°W

· Olhão, Algarve, Portugal

View on Idealista.pt
Idealista.pt
Olhão / Eastern Algarve

Detached house, Em1325, Moncarapacho e Fuseta, Olhão

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

Grade B+ investment — short-term rental yields 4.7% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score72
GradeB+
Brixfox Intelligence
72B+Strong
Score Breakdown
ROI & Yield79%
Capital Growth76%
Risk Profile73%
Market Demand72%

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
+8.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$116K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.7%
$2,665/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
21.1 yr
Rental only

Property details

Year built: 1996
Energy: F
Condition: good

Description

This well-kept, single-storey villa offers a comfortable and sustainable living ambience in a quiet location, just a few minutes from Fuseta, Moncarapacho and the beaches of the Ria Formosa. On a 630 m² plot with 196 m² of living space, the property has a private pool (8x4 m), well-tended garden, sunny terraces and pl

Income Breakdown

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Nightly Rate (ADR)
$387/night
50% ($178)Brixfox estimate($387/night)200% ($713)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$31,976
Airbnb data$387/night · 45% occupancy
Rental income
$387/night · 45% occ.
$63,761
Running costs (20%)
Utilities, cleaning, maintenance
-$12,752
Income tax (10%)
Indonesian rental income tax
-$17,853
Property tax
Annual property tax
-$1,179
Net income
4.7% ROI
$31,976

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$673,913
IMT (transfer tax, investment schedule)$40,685
Imposto de Selo (stamp duty)$5,391
Notary & registration$1,359
Legal / due diligence$10,109
Total acquisition costs$57,543
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$11,717
($6,391–$17,043)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$35,543
All-in investment$778,717

Gross yield (asking)

9.5%

True gross yield (all-in)

8.2%

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.

$3.9M$2.9M$2.0M$981K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $620K
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 17: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$754K
+22%
Rental Income
+$156K
Total Position
$911K
+47%
8.0%/yr
Year 10
Capital Value
$918K
+48%
Rental Income
+$337K
Total Position
$1.3M
+102%
7.3%/yr
Year 20
Capital Value
$1.4M
+119%
Rental Income
+$790K
Total Position
$2.1M
+247%
6.4%/yr
Year 30
Capital Value
$2.0M
+224%
Rental Income
+$1.4M
Total Position
$3.4M
+450%
5.8%/yr

Location

Olhão

Eastern Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.7% annual return
Occupancy
Average
45% average occupancy
Nightly Rate
Strong
$356 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
680 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $356 — positioned in the top tier
Generous 680 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 4.7% 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.
4.2%
$2,376/mo
40% occ.
5.7%
$3,201/mo
45% occ.
6.4%
$3,621/mo
current
55% occ.
7.9%
$4,446/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.