Detached house in Rua da Nora, Moncarapacho e Fuseta, Olhão
Detached house in Rua da Nora, Moncarapacho e Fuseta, Olhão — image 2Detached house in Rua da Nora, Moncarapacho e Fuseta, Olhão — image 3Detached house in Rua da Nora, Moncarapacho e Fuseta, Olhão — image 4Detached house in Rua da Nora, Moncarapacho e Fuseta, Olhão — image 5
Grade Avillamid-range

Detached house in Rua da Nora, Moncarapacho e Fuseta, Olhão

Olhão · Eastern Algarve ·

€530,000

Asking Price (EUR)

6.0%

True Net Yield (Owner, all-in)

4.2%

True Net Yield (Managed, all-in)

9.3%

True Gross Yield

58%

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: €57,077/yr
Average Daily Rate: €268
-7.0% vs area baselinePortuguese-traditional style (+5%), No pool (-12%)
Payback Period: 11.6 years
5-yr Capital Value: €696,412
10-yr Capital Value: €847,292
Brixfox Score: 79.3 / 100
Comparable Properties: 6
Data Confidence: 62%
Search Radius: 4 km

True Investment Cost

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

€615,495

+16.1% over asking

Asking price€530,000
IMT — Property transfer tax (investment schedule)€30,230
IS — Stamp duty (0.8%)€4,240
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,950
Total acquisition costs€43,670
Renovation (est. €55/m² × 175 m²)
Light touch-ups — paint, fixtures, deep clean.		€9,625
(€5,250–€14,000)
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)€615,495

Gross yield (asking price)

10.8%

True gross yield (all-in)

9.3%

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: 1
Building: 175 m²
Land: 500 m²
Style: portuguese-traditional
Condition: good
Year Built: 1986
Energy Certificate: F

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

covered outdoor patioartificial lawnwhite gravel path with stepping stones

Score Breakdown

ROI
21.04
Visual Appeal
12.2
Ownership Security
13
Location
8.4
Land & Space
11.81
Rental Demand
5.83
Payback Speed
4
STR Suitability
3

Description

3-Bedroom Villa with Sea View, Rooftop Terrace and Garage – Olhão Located in a მშვიდ and highly sought-after area, just 5 minutes from Praia dos Cavacos and 10 minutes from the center of Olhão, this charming single-storey villa combines comfort, brightness, and quality of life. Property Highlights: Spacious rooftop

Location

📍 37.0458°N, 7.7907°W

· Olhão, Algarve, Portugal

View on eXp Global Portugal →Also on Idealista.pt
Idealista.pt
Olhão / Eastern Algarve

Detached house in Rua da Nora, Moncarapacho e Fuseta, Olhão

Inventory
3 Beds
Bathrooms
1 Baths
Built Area
175 m²
Land Plot
500 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 7.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score79
GradeA
Brixfox Intelligence
79AExcellent
Score Breakdown
ROI & Yield87%
Capital Growth83%
Risk Profile80%
Market Demand79%

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
+11.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$99K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.3%
$3,492/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
13.7 yr
Rental only

Property details

Year built: 1986
Energy: F
Condition: good

Description

3-Bedroom Villa with Sea View, Rooftop Terrace and Garage – Olhão Located in a მშვიდ and highly sought-after area, just 5 minutes from Praia dos Cavacos and 10 minutes from the center of Olhão, this charming single-storey villa combines comfort, brightness, and quality of life. Property Highlights: Spacious rooftop

Income Breakdown

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Nightly Rate (ADR)
$388/night
50% ($178)Brixfox estimate($388/night)200% ($714)
Occupancy
58%
10%Brixfox estimate(58%)100%

Short-Term Rental

Yearly income
$41,905
Airbnb data$388/night · 58% occupancy
Rental income
$388/night · 58% occ.
$82,525
Running costs (20%)
Utilities, cleaning, maintenance
-$16,505
Income tax (10%)
Indonesian rental income tax
-$23,107
Property tax
Annual property tax
-$1,008
Net income
7.3% ROI
$41,905

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$576,087
IMT (transfer tax, investment schedule)$32,859
Imposto de Selo (stamp duty)$4,609
Notary & registration$1,359
Legal / due diligence$8,641
Total acquisition costs$47,467
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$10,462
($5,707–$15,217)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$666,842

Gross yield (asking)

14.3%

True gross yield (all-in)

12.4%

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$3.1M$2.0M$1.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $530K
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 12: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$645K
+22%
Rental Income
+$205K
Total Position
$850K
+60%
9.9%/yr
Year 10
Capital Value
$785K
+48%
Rental Income
+$442K
Total Position
$1.2M
+131%
8.8%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$1.0M
Total Position
$2.2M
+315%
7.4%/yr
Year 30
Capital Value
$1.7M
+224%
Rental Income
+$1.8M
Total Position
$3.6M
+570%
6.5%/yr

Location

Olhão

Eastern Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.3% annual return
Occupancy
Average
58% average occupancy
Nightly Rate
Strong
$357 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Good
500 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $357 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 58% — 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

38% occ.
6.4%
$3,078/mo
48% occ.
8.1%
$3,904/mo
58% occ.
9.9%
$4,730/mo
current
68% occ.
11.6%
$5,556/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.