Detached house in Moncarapacho e Fuseta, Olhão
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Grade Avillamid-range

Detached house in Moncarapacho e Fuseta, Olhão

Olhão · Eastern Algarve ·

€745,000

Asking Price (EUR)

7.7%

True Net Yield (Owner, all-in)

5.3%

True Net Yield (Managed, all-in)

11.8%

True Gross Yield

33%

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: €101,954/yr
Average Daily Rate: €837
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 9.1 years
5-yr Capital Value: €978,919
10-yr Capital Value: €1.2M
Brixfox Score: 80.6 / 100
Comparable Properties: 6
Data Confidence: 64%
Search Radius: 4 km

True Investment Cost

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

€860,950

+15.6% over asking

Asking price€745,000
IMT — Property transfer tax (investment schedule)€44,700
IS — Stamp duty (0.8%)€5,960
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,175
Total acquisition costs€63,085
Renovation (est. €55/m² × 233 m²)
Light touch-ups — paint, fixtures, deep clean.		€12,815
(€6,990–€18,640)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€40,050
All-in investment (incl. renovation & furnishing)€860,950

Gross yield (asking price)

13.7%

True gross yield (all-in)

11.8%

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: 4
Bathrooms: 3
Building: 233 m²
Land: 634 m²
Style: portuguese-traditional
Condition: good
Year Built: 2004
Energy Certificate: D
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

private pooltraditional portuguese architectureoutdoor lounging area

Score Breakdown

ROI
24.39
Visual Appeal
12.8
Ownership Security
13
Location
8.4
Land & Space
11.63
Rental Demand
3.34
Payback Speed
4
STR Suitability
3

Description

This property is truly a unique opportunity for those looking for the perfect balance between tranquility, comfort, and proximity to all the necessary amenities in daily life. With spacious and well-distributed spaces, this property is ideal for families who value togetherness and well-being. The house is located just

Location

📍 37.0886°N, 7.8041°W

· Olhão, Algarve, Portugal

View on Rustic Properties →Also on Idealista.pt
Idealista.pt
Olhão / Eastern Algarve

Detached house in Moncarapacho e Fuseta, Olhão

Inventory
4 Beds
Bathrooms
3 Baths
Built Area
233 m²
Land Plot
634 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 9.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score81
GradeA
Brixfox Intelligence
81AExcellent
Score Breakdown
ROI & Yield89%
Capital Growth85%
Risk Profile82%
Market Demand81%

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.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+13.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$140K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.3%
$6,270/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
10.8 yr
Rental only

Property details

Year built: 2004
Energy: D
Condition: good

Description

This property is truly a unique opportunity for those looking for the perfect balance between tranquility, comfort, and proximity to all the necessary amenities in daily life. With spacious and well-distributed spaces, this property is ideal for families who value togetherness and well-being. The house is located just

Income Breakdown

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Nightly Rate (ADR)
$1,210/night
50% ($557)Brixfox estimate($1,210/night)200% ($2227)
Occupancy
33%
10%Brixfox estimate(33%)100%

Short-Term Rental

Yearly income
$75,235
Airbnb data$1,210/night · 33% occupancy
Rental income
$1,210/night · 33% occ.
$147,409
Running costs (20%)
Utilities, cleaning, maintenance
-$29,482
Income tax (10%)
Indonesian rental income tax
-$41,274
Property tax
Annual property tax
-$1,417
Net income
9.3% ROI
$75,235

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$809,783
IMT (transfer tax, investment schedule)$48,587
Imposto de Selo (stamp duty)$6,478
Notary & registration$1,359
Legal / due diligence$12,147
Total acquisition costs$68,571
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$13,929
($7,598–$20,261)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$41,359
All-in investment$933,641

Gross yield (asking)

18.2%

True gross yield (all-in)

15.8%

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.

$6.6M$4.9M$3.3M$1.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $745K
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 10: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$906K
+22%
Rental Income
+$367K
Total Position
$1.3M
+71%
11.3%/yr
Year 10
Capital Value
$1.1M
+48%
Rental Income
+$793K
Total Position
$1.9M
+155%
9.8%/yr
Year 20
Capital Value
$1.6M
+119%
Rental Income
+$1.9M
Total Position
$3.5M
+369%
8.0%/yr
Year 30
Capital Value
$2.4M
+224%
Rental Income
+$3.3M
Total Position
$5.7M
+666%
7.0%/yr

Location

Olhão

Eastern Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
9.3% annual return
Occupancy
Weak
33% average occupancy
Nightly Rate
Strong
$1113 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
634 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 9.3% — outperforms most villas in this market
Premium nightly rate of $1113 — positioned in the top tier
Generous 634 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 33% — factor in seasonal gaps

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
11.3%
$7,612/mo
40% occ.
15.1%
$10,189/mo
33% occ.
12.6%
$8,481/mo
current
43% occ.
16.4%
$11,058/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.