Detached house, Bias do Norte, Nn, Moncarapacho e Fuseta, Olhão
Detached house, Bias do Norte, Nn, Moncarapacho e Fuseta, Olhão — image 2Detached house, Bias do Norte, Nn, Moncarapacho e Fuseta, Olhão — image 3Detached house, Bias do Norte, Nn, Moncarapacho e Fuseta, Olhão — image 4Detached house, Bias do Norte, Nn, Moncarapacho e Fuseta, Olhão — image 5
Grade B+villamid-range

Detached house, Bias do Norte, Nn, Moncarapacho e Fuseta, Olhão

Olhão · Eastern Algarve ·

€500,000

Asking Price (EUR)

3.6%

True Net Yield (Owner, all-in)

2.5%

True Net Yield (Managed, all-in)

5.5%

True Gross Yield

39%

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: €31,714/yr
Average Daily Rate: €223
-7.0% vs area baselinePortuguese-traditional style (+5%), No pool (-12%)
Payback Period: 19.7 years
5-yr Capital Value: €656,993
10-yr Capital Value: €799,332
Brixfox Score: 69.3 / 100
Comparable Properties: 5
Data Confidence: 73%
Search Radius: 2 km

True Investment Cost

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

€580,480

+16.1% over asking

Asking price€500,000
IMT — Property transfer tax (investment schedule)€27,830
IS — Stamp duty (0.8%)€4,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,500
Total acquisition costs€40,580
Renovation (est. €55/m² × 140 m²)
Light touch-ups — paint, fixtures, deep clean.		€7,700
(€4,200–€11,200)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,200
All-in investment (incl. renovation & furnishing)€580,480

Gross yield (asking price)

6.3%

True gross yield (all-in)

5.5%

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: 3
Bathrooms: 2
Building: 140 m²
Land: 475 m²
Style: portuguese-traditional
Condition: good
Year Built: 1951
Energy Certificate: F

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

blue and white color schemetraditional Portuguese facade detailsfront porch with columnsintegrated planter boxes

Score Breakdown

ROI
15.59
Visual Appeal
11.8
Ownership Security
13
Location
8.4
Land & Space
11.6
Rental Demand
3.9
Payback Speed
2
STR Suitability
3

Description

**2 Houses in Bias do Norte T1 + T2 - Unique Opportunity! ** Discover these charming houses located in Bias do Norte, a tranquil rural area, just 4 km from Olhão and Fuseta. Completely renovated, these homes offer a welcoming environment, ideal for those seeking peace and comfort. The T1 house features an open-plan ki

Location

📍 37.0583°N, 7.7654°W

· Olhão, Algarve, Portugal

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

Detached house, Bias do Norte, Nn, Moncarapacho e Fuseta, Olhão

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

Grade B+ investment — short-term rental yields 4.2% 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
+8.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$94K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.2%
$1,908/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
23.7 yr
Rental only

Property details

Year built: 1951
Energy: F
Condition: good

Description

**2 Houses in Bias do Norte T1 + T2 - Unique Opportunity! ** Discover these charming houses located in Bias do Norte, a tranquil rural area, just 4 km from Olhão and Fuseta. Completely renovated, these homes offer a welcoming environment, ideal for those seeking peace and comfort. The T1 house features an open-plan ki

Income Breakdown

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Nightly Rate (ADR)
$322/night
50% ($148)Brixfox estimate($322/night)200% ($592)
Occupancy
39%
10%Brixfox estimate(39%)100%

Short-Term Rental

Yearly income
$22,892
Airbnb data$322/night · 39% occupancy
Rental income
$322/night · 39% occ.
$45,852
Running costs (20%)
Utilities, cleaning, maintenance
-$9,170
Income tax (10%)
Indonesian rental income tax
-$12,839
Property tax
Annual property tax
-$951
Net income
4.2% ROI
$22,892

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$543,478
IMT (transfer tax, investment schedule)$30,250
Imposto de Selo (stamp duty)$4,348
Notary & registration$1,359
Legal / due diligence$8,152
Total acquisition costs$44,109
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$8,370
($4,565–$12,174)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$628,783

Gross yield (asking)

8.4%

True gross yield (all-in)

7.3%

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.

$3.0M$2.3M$1.5M$754K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $500K
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
$608K
+22%
Rental Income
+$112K
Total Position
$720K
+44%
7.6%/yr
Year 10
Capital Value
$740K
+48%
Rental Income
+$241K
Total Position
$982K
+96%
7.0%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$566K
Total Position
$1.7M
+232%
6.2%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$1.0M
Total Position
$2.6M
+425%
5.7%/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
4.2% annual return
Occupancy
Weak
39% average occupancy
Nightly Rate
Strong
$296 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Good
475 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $296 — 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 4.2% 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.
4.4%
$1,976/mo
40% occ.
5.9%
$2,661/mo
current
39% occ.
5.7%
$2,595/mo
current
49% occ.
7.2%
$3,281/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.