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Detached house in Rua da Nora, Moncarapacho
Grade Avillamid-range

Detached house in Rua da Nora, Moncarapacho

Olhão · Eastern Algarve ·

€390,000

Asking Price (EUR)

Limited comps — indicative only

Revenue projections are based on limited comparable data (4 comps, 69% confidence).

11.0%

True Net Yield (Owner, all-in)

7.8%

True Net Yield (Managed, all-in)

13.5%

True Gross Yield

68%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 3.1 months ago and is currently at 26% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.78, occupancy cap 68%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €62,853/yr
Average Daily Rate: €255
Payback Period: 11.4 years
5-yr Capital Value: €452,117
10-yr Capital Value: €524,127
Brixfox Score: 78.3 / 100
Comparable Properties: 4
Data Confidence: 69%
Search Radius: 4 km

True Investment Cost

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

€464,115

+19.0% over asking

Asking price€390,000
IMT — Property transfer tax (investment schedule)€19,030
IS — Stamp duty (0.8%)€3,120
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,850
Total acquisition costs€29,250
Renovation (est. €55/m² × 133 m²)
Light touch-ups — paint, fixtures, deep clean.		€7,315
(€3,990–€10,640)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€37,550
All-in investment (incl. renovation & furnishing)€464,115

Gross yield (asking price)

16.1%

True gross yield (all-in)

13.5%

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
Building: 133 m²
Style: portuguese-traditional
Condition: good
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

solar-panelsrooftop-terracetiled-roof-extension

Score Breakdown

ROI
25
Visual Appeal
10.8
Ownership Security
13
Location
8.4
Land & Space
4.66
Rental Demand
7.4
Payback Speed
5
STR Suitability
4

Description

Villa comprising a lounge divided into a leisure and dining area, a kitchen, a service bathroom, two bedrooms, a bathroom with shower, a bathroom with bathtub, an annex converted into two bedrooms, a garage and a huge patio. Terrace overlooking the Ria Formosa. GENERAL FEATURES - 658m2 plot - 3-bedroom villa with an

Location

📍 37.0870°N, 7.7890°W

· Olhão, Algarve, Portugal

Visit eXp Global Portugal →Listed via Idealista.pt
4-bedroom freehold villa in Olhão — photo 1 of 1
eXp Global Portugal

Detached house in Rua da Nora, Moncarapacho

Olhão · Eastern Algarve · Ref BF-13420 Source verified · eXp Global Portugal · listed 1 May 2026
Asking price · Freehold
$423,913
View original listing
Ownership
Freehold
Bedrooms
4
Built area
133 m²
True net yield
8.8%
≈ $6,026/mo net after costs & tax
5-yr total return (net + appreciation)
14.7% / yr avg
Payback in ~11 yrs from rent
Brixfox Score 78 · A

What nearby Airbnbs actually earn

Brixfox tracks the live availability calendars of Airbnb listings around this property. The rates and occupancy below are observed from real bookings — this is the data behind every yield figure on this page.

Location

Olhão

Eastern Algarve, Approximate area

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Airbnb Comp Analysis

Finding Airbnb comps...

Property details

Condition: good

Description

Villa comprising a lounge divided into a leisure and dining area, a kitchen, a service bathroom, two bedrooms, a bathroom with shower, a bathroom with bathtub, an annex converted into two bedrooms, a garage and a huge patio. Terrace overlooking the Ria Formosa. GENERAL FEATURES - 658m2 plot - 3-bedroom villa with an

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$357/night
50% ($164)Brixfox estimate($357/night)200% ($656)
Occupancy
74%
10%Brixfox estimate(74%)100%

Short-Term Rental

Indicative
Yearly income
$46,366
Likely range $27,820 – $64,912
Airbnb data$357/night · 74% occupancy
Rental income
$357/night · 74% occ.
$89,165
Running costs (20%)
Utilities, cleaning, maintenance
-$17,833
Income tax (10%)
Indonesian rental income tax
-$24,966
Property tax
Annual property tax
-$0
Net income
10.9% ROI
$46,366

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

8.8%

Based on area comps — this property's exact location is unconfirmed

Scenario
Pre-tax
After-tax
Owner-managed
14.7%
13.1%
Fully-managed
10.4%
8.8%
After-tax nets ~28% non-resident IRS on AL income (simplified regime). Yields are on the all-in acquisition cost, not the asking price.

Gross Yield

18.1%

Annual Revenue

$89,165

Income Tax / yr

$7,802

Payback

11 yrs

True All-In Cost
Asking price$423,913
IMT — transfer tax (non-resident 7.5%)$31,793
Stamp duty (0.8%)$3,391
Notary + registry$2,174
Legal$5,214
Furnishing + STR launch$27,174
All-in cost$493,660

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$3.8M$2.8M$1.9M$947K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $390K
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 9: 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
$474K
+22%
Rental Income
+$226K
Total Position
$701K
+80%
12.4%/yr
Year 10
Capital Value
$577K
+48%
Rental Income
+$489K
Total Position
$1.1M
+173%
10.6%/yr
Year 20
Capital Value
$855K
+119%
Rental Income
+$1.1M
Total Position
$2.0M
+413%
8.5%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$2.0M
Total Position
$3.3M
+745%
7.4%/yr
Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. A vetted local management partner is already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

Vetted by Brixfox 8+ yrs operating 110+ properties managed ~2h guest response

Atlantic Stays Management

Vetted

Alojamento Local management, Lisbon to the Algarve

22%
Management fee
of rental revenue — already in your Managed figures

End-to-end AL management for international owners. We handle the licence, the platforms and the guests so your second home pays for itself.

What the fee covers

  • Listing setup & optimisation (Airbnb, Booking.com, VRBO)
  • Dynamic pricing & revenue management
  • 24/7 multilingual guest communication
  • Guided check-in / check-out & key handling
  • Professional cleaning, laundry & restocking
  • Maintenance & repairs coordination
  • Monthly owner statements & payouts
  • Guest screening & damage protection
  • Alojamento Local (AL) licence handling & renewals
  • SEF/AIMA guest registration & tourist-tax filing
Visit Atlantic Stays Management

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
10.9% annual return
Occupancy
Good
74% average occupancy
Nightly Rate
Strong
$328 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 10.9% — outperforms most villas in this market
Premium nightly rate of $328 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Visual appeal is below average — photos may not compete well on Airbnb listings

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

54% occ.
11.6%
$4,099/mo
64% occ.
13.8%
$4,858/mo
74% occ.
15.9%
$5,617/mo
current
84% occ.
18.1%
$6,376/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. Market factors in Portugal may impact actual yields.