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 B+apartmentluxury

T2 flat in Moncarapacho e Fuseta, Olhão

Olhão · Eastern Algarve ·

€670,000

Asking Price (EUR)

3.6%

True Net Yield (Owner, all-in)

2.5%

True Net Yield (Managed, all-in)

5.6%

True Gross Yield

46%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 months ago and is currently at 16% 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: €42,861/yr
Average Daily Rate: €253
+33.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 19.4 years
5-yr Capital Value: €880,370
10-yr Capital Value: €1.1M
Brixfox Score: 66.4 / 100
Comparable Properties: 20
Data Confidence: 98%
Search Radius: 2 km

True Investment Cost

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

€769,310

+14.8% over asking

Asking price€670,000
IMT — Property transfer tax (investment schedule)€40,200
IS — Stamp duty (0.8%)€5,360
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€10,050
Total acquisition costs€56,860
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€42,450
All-in investment (incl. renovation & furnishing)€769,310

Gross yield (asking price)

6.4%

True gross yield (all-in)

5.6%

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: 141 m²
Style: modern
Condition: new-build
Year Built: 2024
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

slatted facadeglass balcony railinginfinity-edge pool

Score Breakdown

ROI
15.7
Visual Appeal
14.8
Ownership Security
13
Location
8.4
Land & Space
4.82
Rental Demand
4.64
Payback Speed
2
STR Suitability
3

Description

Fantastic 2-Bedroom Apartment with Stunning Views of the Ria Formosa and the Sea - BRAND NEW -Frontline Fuseta This elegant 98m² apartment, located on the frontline, offers a privileged location with unique panoramic views over the Ria Formosa and the sea. Situated in a prestigious condominium on the 1st floor, it com

Location

📍 37.0543°N, 7.7483°W

· Olhão, Algarve, Portugal

View on L & A Real Estate Partners →Also on Idealista.pt
Idealista.pt
Olhão / Eastern Algarve

T2 flat in Moncarapacho e Fuseta, Olhão

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

Grade B+ investment — short-term rental yields 4.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score66
GradeB+
Brixfox Intelligence
66B+Strong
Score Breakdown
ROI & Yield73%
Capital Growth69%
Risk Profile68%
Market Demand66%

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%
+$126K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.3%
$2,591/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
23.4 yr
Rental only

Property details

Year built: 2024
Energy: A
Condition: new-build

Description

Fantastic 2-Bedroom Apartment with Stunning Views of the Ria Formosa and the Sea - BRAND NEW -Frontline Fuseta This elegant 98m² apartment, located on the frontline, offers a privileged location with unique panoramic views over the Ria Formosa and the sea. Situated in a prestigious condominium on the 1st floor, it com

Income Breakdown

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Nightly Rate (ADR)
$368/night
50% ($169)Brixfox estimate($368/night)200% ($677)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$31,092
Airbnb data$368/night · 46% occupancy
Rental income
$368/night · 46% occ.
$62,242
Running costs (20%)
Utilities, cleaning, maintenance
-$12,448
Income tax (10%)
Indonesian rental income tax
-$17,428
Property tax
Annual property tax
-$1,274
Net income
4.3% ROI
$31,092

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$728,261
IMT (transfer tax, investment schedule)$43,696
Imposto de Selo (stamp duty)$5,826
Notary & registration$1,359
Legal / due diligence$10,924
Total acquisition costs$61,804
RenovationMove-in ready
Furnishing & STR launch
2bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$46,141
All-in investment$836,207

Gross yield (asking)

8.5%

True gross yield (all-in)

7.4%

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.

$4.1M$3.0M$2.0M$1.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $670K
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
$815K
+22%
Rental Income
+$152K
Total Position
$967K
+44%
7.6%/yr
Year 10
Capital Value
$992K
+48%
Rental Income
+$328K
Total Position
$1.3M
+97%
7.0%/yr
Year 20
Capital Value
$1.5M
+119%
Rental Income
+$769K
Total Position
$2.2M
+234%
6.2%/yr
Year 30
Capital Value
$2.2M
+224%
Rental Income
+$1.4M
Total Position
$3.5M
+427%
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
4.3% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$338 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 $338 — 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 4.3% 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%
$2,243/mo
40% occ.
5.0%
$3,026/mo
46% occ.
5.8%
$3,525/mo
current
56% occ.
7.1%
$4,308/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.