Detached house, Murteira de Cima, Moncarapacho e Fuseta, Olhão
Detached house, Murteira de Cima, Moncarapacho e Fuseta, Olhão — image 2Detached house, Murteira de Cima, Moncarapacho e Fuseta, Olhão — image 3Detached house, Murteira de Cima, Moncarapacho e Fuseta, Olhão — image 4Detached house, Murteira de Cima, Moncarapacho e Fuseta, Olhão — image 5
Grade C+villabudget

Detached house, Murteira de Cima, Moncarapacho e Fuseta, Olhão

Olhão · Eastern Algarve ·

€600,000

Asking Price (EUR)

1.4%

True Net Yield (Owner, all-in)

1.0%

True Net Yield (Managed, all-in)

2.1%

True Gross Yield

44%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.5 months ago and is currently at 13% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €16,679/yr
Average Daily Rate: €104
-51.0% vs area baselineImage quality 3/10 (-12%), Dated style (-15%), No pool (-12%), Budget finish (-12%)
Payback Period: 44.1 years
5-yr Capital Value: €788,391
10-yr Capital Value: €959,198
Brixfox Score: 54.6 / 100
Comparable Properties: 7
Data Confidence: 66%
Search Radius: 3 km

True Investment Cost

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

€784,430

+30.7% over asking

Asking price€600,000
IMT — Property transfer tax (investment schedule)€35,830
IS — Stamp duty (0.8%)€4,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€9,000
Total acquisition costs€50,880
Renovation (est. €900/m² × 120 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€108,000
(€84,000–€132,000)
Furnishing & STR launch (4bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€25,550
All-in investment (incl. renovation & furnishing)€784,430

Gross yield (asking price)

2.8%

True gross yield (all-in)

2.1%

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: 1
Building: 120 m²
Land: 10760 m²
Style: dated
Condition: needs-renovation
Year Built: 1951
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
10.24
Visual Appeal
3.6
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
4.38
Payback Speed
0
STR Suitability
3

Description

Welcome to a charming and unique residential opportunity nestled in the serene countryside of Moncarapacho e Fuseta.  This detached house, located very close to Fuseta, is now available for sale, offering a blend of tranquility and potential. Built in January 1951, this old building exudes character and awaits a person

Location

📍 37.0721°N, 7.7422°W

· Olhão, Algarve, Portugal

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

Detached house, Murteira de Cima, Moncarapacho e Fuseta, Olhão

Inventory
4 Beds
Bathrooms
1 Baths
Built Area
120 m²
Land Plot
10760 m²
Tenure
Freehold
Yield Curve Status

Grade C+ investment — short-term rental yields 1.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score55
GradeC+
Brixfox Intelligence
55C+Moderate
Score Breakdown
ROI & Yield61%
Capital Growth58%
Risk Profile57%
Market Demand55%

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
+5.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$113K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.8%
$970/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
15 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
56.0 yr
Rental only

Property details

Year built: 1951
Energy: D
Condition: needs-renovation

Description

Welcome to a charming and unique residential opportunity nestled in the serene countryside of Moncarapacho e Fuseta.  This detached house, located very close to Fuseta, is now available for sale, offering a blend of tranquility and potential. Built in January 1951, this old building exudes character and awaits a person

Income Breakdown

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Nightly Rate (ADR)
$154/night
50% ($71)Brixfox estimate($154/night)200% ($283)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$11,638
Airbnb data$154/night · 44% occupancy
Rental income
$154/night · 44% occ.
$24,576
Running costs (20%)
Utilities, cleaning, maintenance
-$4,915
Income tax (10%)
Indonesian rental income tax
-$6,881
Property tax
Annual property tax
-$1,141
Net income
1.8% ROI
$11,638

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$652,174
IMT (transfer tax, investment schedule)$38,946
Imposto de Selo (stamp duty)$5,217
Notary & registration$1,359
Legal / due diligence$9,783
Total acquisition costs$55,304
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$117,391
($91,304–$143,478)
Furnishing & STR launch
4bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$25,598
All-in investment$850,467

Gross yield (asking)

3.8%

True gross yield (all-in)

2.9%

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.

$2.8M$2.1M$1.4M$706K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $600K
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.
2x return
Year 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$730K
+22%
Rental Income
+$57K
Total Position
$787K
+31%
5.6%/yr
Year 10
Capital Value
$888K
+48%
Rental Income
+$123K
Total Position
$1.0M
+68%
5.4%/yr
Year 20
Capital Value
$1.3M
+119%
Rental Income
+$288K
Total Position
$1.6M
+167%
5.0%/yr
Year 30
Capital Value
$1.9M
+224%
Rental Income
+$509K
Total Position
$2.5M
+309%
4.8%/yr

Location

Olhão

Eastern Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
1.8% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Good
$142 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Strong
10760 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Generous 10760 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.8% is below 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.
1.6%
$887/mo
40% occ.
2.2%
$1,215/mo
44% occ.
2.5%
$1,339/mo
current
54% occ.
3.1%
$1,666/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.