Detached house in Rua da Nora, Moncarapacho e Fuseta, Olhão
Grade Bvillamid-range

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

Olhão · Eastern Algarve ·

€390,000

Asking Price (EUR)

4.3%

True Net Yield (Owner, all-in)

3.0%

True Net Yield (Managed, all-in)

6.6%

True Gross Yield

12%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 months ago and is currently at 15% 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: €30,848/yr
Average Daily Rate: €704
Payback Period: 15.7 years
5-yr Capital Value: €512,454
10-yr Capital Value: €623,479
Brixfox Score: 61.7 / 100
Comparable Properties: 12
Data Confidence: 60%
Search Radius: 6 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)

7.9%

True gross yield (all-in)

6.6%

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: 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
17.59
Visual Appeal
10.8
Ownership Security
13
Location
8.4
Land & Space
4.66
Rental Demand
1.2
Payback Speed
3
STR Suitability
3

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

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
4 Beds
Bathrooms
0 Baths
Built Area
133 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 5.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score62
GradeB
Brixfox Intelligence
62BStrong
Score Breakdown
ROI & Yield68%
Capital Growth65%
Risk Profile64%
Market Demand62%

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
+9.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$73K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.3%
$1,884/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
18.7 yr
Rental only

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

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Nightly Rate (ADR)
$1,026/night
50% ($472)Brixfox estimate($1,026/night)200% ($1887)
Occupancy
12%
10%Brixfox estimate(12%)100%

Short-Term Rental

Yearly income
$22,610
Airbnb data$1,026/night · 12% occupancy
Rental income
$1,026/night · 12% occ.
$44,908
Running costs (20%)
Utilities, cleaning, maintenance
-$8,982
Income tax (10%)
Indonesian rental income tax
-$12,574
Property tax
Annual property tax
-$742
Net income
5.3% ROI
$22,610

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$423,913
IMT (transfer tax, investment schedule)$20,685
Imposto de Selo (stamp duty)$3,391
Notary & registration$1,359
Legal / due diligence$6,359
Total acquisition costs$31,793
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$7,951
($4,337–$11,565)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$38,641
All-in investment$502,299

Gross yield (asking)

10.6%

True gross yield (all-in)

8.9%

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.

$2.6M$1.9M$1.3M$648K$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 16: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$474K
+22%
Rental Income
+$110K
Total Position
$585K
+50%
8.4%/yr
Year 10
Capital Value
$577K
+48%
Rental Income
+$238K
Total Position
$816K
+109%
7.7%/yr
Year 20
Capital Value
$855K
+119%
Rental Income
+$559K
Total Position
$1.4M
+262%
6.7%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$990K
Total Position
$2.3M
+478%
6.0%/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
Good
5.3% annual return
Occupancy
Weak
12% average occupancy
Nightly Rate
Strong
$943 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

Premium nightly rate of $943 — 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 12% — factor in seasonal gaps

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
18.4%
$6,489/mo
40% occ.
24.5%
$8,672/mo
12% occ.
7.2%
$2,558/mo
current
22% occ.
13.4%
$4,742/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.