Detached house, N125, Moncarapacho e Fuseta, Olhão
Detached house, N125, Moncarapacho e Fuseta, Olhão — image 2Detached house, N125, Moncarapacho e Fuseta, Olhão — image 3Detached house, N125, Moncarapacho e Fuseta, Olhão — image 4Detached house, N125, Moncarapacho e Fuseta, Olhão — image 5
Grade Avillamid-range

Detached house, N125, Moncarapacho e Fuseta, Olhão

Olhão · Eastern Algarve ·

€540,000

Asking Price (EUR)

6.9%

True Net Yield (Owner, all-in)

4.8%

True Net Yield (Managed, all-in)

10.6%

True Gross Yield

43%

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: €68,143/yr
Average Daily Rate: €430
-10.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), No pool (-12%)
Payback Period: 9.9 years
5-yr Capital Value: €709,552
10-yr Capital Value: €863,278
Brixfox Score: 76.9 / 100
Comparable Properties: 4
Data Confidence: 63%
Search Radius: 4 km

True Investment Cost

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

€640,910

+18.7% over asking

Asking price€540,000
IMT — Property transfer tax (investment schedule)€31,030
IS — Stamp duty (0.8%)€4,320
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,100
Total acquisition costs€44,700
Renovation (est. €55/m² × 242 m²)
Light touch-ups — paint, fixtures, deep clean.		€13,310
(€7,260–€19,360)
Furnishing & STR launch (5bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€42,900
All-in investment (incl. renovation & furnishing)€640,910

Gross yield (asking price)

12.6%

True gross yield (all-in)

10.6%

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: 5
Bathrooms: 3
Building: 242 m²
Land: 1383 m²
Style: portuguese-traditional
Condition: good
Year Built: 1999
Energy Certificate: C

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

arched-patio-designtiled-patio-floorstone-paved-courtyard

Score Breakdown

ROI
23.34
Visual Appeal
8.8
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
4.34
Payback Speed
4
STR Suitability
3

Description

Villa T4+1 – Excellent opportunity on the outskirts of Fuseta Discover an excellent investment opportunity or the perfect home for your family! Located on the outskirts of the city, just a few minutes from the charming coastal village of Fuseta, this urban property consists of two semi-detached single-storey houses, se

Location

📍 37.0640°N, 7.7575°W

· Olhão, Algarve, Portugal

View on Idealista.pt
Idealista.pt
Olhão / Eastern Algarve

Detached house, N125, Moncarapacho e Fuseta, Olhão

Inventory
5 Beds
Bathrooms
3 Baths
Built Area
242 m²
Land Plot
1383 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 8.6% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score77
GradeA
Brixfox Intelligence
77AExcellent
Score Breakdown
ROI & Yield85%
Capital Growth81%
Risk Profile78%
Market Demand77%

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
+12.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$101K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.6%
$4,184/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
11.7 yr
Rental only

Property details

Year built: 1999
Energy: C
Condition: good

Description

Villa T4+1 – Excellent opportunity on the outskirts of Fuseta Discover an excellent investment opportunity or the perfect home for your family! Located on the outskirts of the city, just a few minutes from the charming coastal village of Fuseta, this urban property consists of two semi-detached single-storey houses, se

Income Breakdown

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Nightly Rate (ADR)
$622/night
50% ($286)Brixfox estimate($622/night)200% ($1145)
Occupancy
43%
10%Brixfox estimate(43%)100%

Short-Term Rental

Yearly income
$50,205
Airbnb data$622/night · 43% occupancy
Rental income
$622/night · 43% occ.
$98,523
Running costs (20%)
Utilities, cleaning, maintenance
-$19,705
Income tax (10%)
Indonesian rental income tax
-$27,586
Property tax
Annual property tax
-$1,027
Net income
8.6% ROI
$50,205

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$586,957
IMT (transfer tax, investment schedule)$33,728
Imposto de Selo (stamp duty)$4,696
Notary & registration$1,359
Legal / due diligence$8,804
Total acquisition costs$48,587
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$14,467
($7,891–$21,043)
Furnishing & STR launch
5bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$44,457
All-in investment$694,467

Gross yield (asking)

16.8%

True gross yield (all-in)

14.2%

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.

$4.5M$3.4M$2.3M$1.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $540K
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 11: 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
$657K
+22%
Rental Income
+$245K
Total Position
$902K
+67%
10.8%/yr
Year 10
Capital Value
$799K
+48%
Rental Income
+$529K
Total Position
$1.3M
+146%
9.4%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$1.2M
Total Position
$2.4M
+349%
7.8%/yr
Year 30
Capital Value
$1.8M
+224%
Rental Income
+$2.2M
Total Position
$3.9M
+631%
6.9%/yr

Location

Olhão

Eastern Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.6% annual return
Occupancy
Weak
43% average occupancy
Nightly Rate
Strong
$572 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Strong
1383 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.6% — outperforms most villas in this market
Premium nightly rate of $572 — positioned in the top tier
Generous 1383 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 43% — 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.
8.0%
$3,889/mo
40% occ.
10.7%
$5,214/mo
43% occ.
11.6%
$5,662/mo
current
53% occ.
14.3%
$6,986/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.