T1 flat in Moncarapacho e Fuseta, Olhão
T1 flat in Moncarapacho e Fuseta, Olhão — image 2T1 flat in Moncarapacho e Fuseta, Olhão — image 3T1 flat in Moncarapacho e Fuseta, Olhão — image 4T1 flat in Moncarapacho e Fuseta, Olhão — image 5
Grade Bapartmentluxury

T1 flat in Moncarapacho e Fuseta, Olhão

Olhão · Eastern Algarve ·

€660,000

Asking Price (EUR)

2.7%

True Net Yield (Owner, all-in)

1.9%

True Net Yield (Managed, all-in)

4.2%

True Gross Yield

50%

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: €31,189/yr
Average Daily Rate: €173
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 26.4 years
5-yr Capital Value: €867,230
10-yr Capital Value: €1.1M
Brixfox Score: 62.5 / 100
Comparable Properties: 5
Data Confidence: 76%
Search Radius: 2 km

True Investment Cost

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

€749,630

+13.6% over asking

Asking price€660,000
IMT — Property transfer tax (investment schedule)€39,600
IS — Stamp duty (0.8%)€5,280
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€9,900
Total acquisition costs€56,030
Renovation€0 — move-in ready
Furnishing & STR launch (1bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€33,600
All-in investment (incl. renovation & furnishing)€749,630

Gross yield (asking price)

4.7%

True gross yield (all-in)

4.2%

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: 1
Bathrooms: 2
Building: 96 m²
Style: contemporary
Condition: new-build
Year Built: 2023
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

expansive sea/lagoon viewprivate balcony with dining and lounging areasglass balcony railing for unobstructed viewsaccess to communal poolgreen roof on lower buildings

Score Breakdown

ROI
13.6
Visual Appeal
15.6
Ownership Security
13
Location
8.4
Land & Space
3.92
Rental Demand
4.95
Payback Speed
0
STR Suitability
3

Description

Ria View in Fuseta offers a luxurious retreat in a prime location facing Ria Formosa, perfectly blending nature with comfort. This 1 bedroom Penthouse features spacious, light-filled open-plan living areas with a terrace and breath-taking views of the estuary and ocean, two modern bathrooms with underfloor heating, and

Location

📍 37.0533°N, 7.7481°W

· Olhão, Algarve, Portugal

View on Quintahills →Also on Idealista.pt
Idealista.pt
Olhão / Eastern Algarve

T1 flat in Moncarapacho e Fuseta, Olhão

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

Grade B investment — short-term rental yields 3.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score63
GradeB
Brixfox Intelligence
63BStrong
Score Breakdown
ROI & Yield69%
Capital Growth66%
Risk Profile65%
Market Demand63%

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
+6.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$124K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.1%
$1,850/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
32.3 yr
Rental only

Property details

Year built: 2023
Energy: A
Condition: new-build

Description

Ria View in Fuseta offers a luxurious retreat in a prime location facing Ria Formosa, perfectly blending nature with comfort. This 1 bedroom Penthouse features spacious, light-filled open-plan living areas with a terrace and breath-taking views of the estuary and ocean, two modern bathrooms with underfloor heating, and

Income Breakdown

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Nightly Rate (ADR)
$250/night
50% ($115)Brixfox estimate($250/night)200% ($459)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$22,202
Airbnb data$250/night · 50% occupancy
Rental income
$250/night · 50% occ.
$45,111
Running costs (20%)
Utilities, cleaning, maintenance
-$9,022
Income tax (10%)
Indonesian rental income tax
-$12,631
Property tax
Annual property tax
-$1,255
Net income
3.1% ROI
$22,202

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$717,391
IMT (transfer tax, investment schedule)$43,043
Imposto de Selo (stamp duty)$5,739
Notary & registration$1,359
Legal / due diligence$10,761
Total acquisition costs$60,902
RenovationMove-in ready
Furnishing & STR launch
1bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$36,522
All-in investment$814,815

Gross yield (asking)

6.3%

True gross yield (all-in)

5.5%

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.

$3.6M$2.7M$1.8M$895K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $660K
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
$803K
+22%
Rental Income
+$108K
Total Position
$911K
+38%
6.7%/yr
Year 10
Capital Value
$977K
+48%
Rental Income
+$234K
Total Position
$1.2M
+84%
6.3%/yr
Year 20
Capital Value
$1.4M
+119%
Rental Income
+$549K
Total Position
$2.0M
+202%
5.7%/yr
Year 30
Capital Value
$2.1M
+224%
Rental Income
+$972K
Total Position
$3.1M
+372%
5.3%/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
3.1% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$230 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $230 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.1% 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.
2.5%
$1,489/mo
40% occ.
3.4%
$2,020/mo
50% occ.
4.2%
$2,527/mo
current
60% occ.
5.1%
$3,058/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.