Quinta in Moncarapacho e Fuseta, Olhão
Quinta in Moncarapacho e Fuseta, Olhão — image 2Quinta in Moncarapacho e Fuseta, Olhão — image 3Quinta in Moncarapacho e Fuseta, Olhão — image 4Quinta in Moncarapacho e Fuseta, Olhão — image 5
Grade Bvillabudget

Quinta in Moncarapacho e Fuseta, Olhão

Olhão · Eastern Algarve ·

€500,000

Asking Price (EUR)

2.0%

True Net Yield (Owner, all-in)

1.4%

True Net Yield (Managed, all-in)

3.0%

True Gross Yield

67%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 months ago and is currently at 16% 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: €27,975/yr
Average Daily Rate: €115
-34.0% vs area baselineImage quality 2/10 (-15%), Portuguese-traditional style (+5%), No pool (-12%), Budget finish (-12%)
Payback Period: 20.9 years
5-yr Capital Value: €656,993
10-yr Capital Value: €799,332
Brixfox Score: 63.4 / 100
Comparable Properties: 13
Data Confidence: 68%
Search Radius: 6 km

True Investment Cost

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

€922,780

+84.6% over asking

Asking price€500,000
IMT — Property transfer tax (investment schedule)€27,830
IS — Stamp duty (0.8%)€4,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,500
Total acquisition costs€40,580
Renovation (est. €900/m² × 400 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€360,000
(€280,000–€440,000)
Furnishing & STR launch (3bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€22,200
All-in investment (incl. renovation & furnishing)€922,780

Gross yield (asking price)

5.6%

True gross yield (all-in)

3.0%

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: 2
Building: 400 m²
Land: 24080 m²
Style: portuguese-traditional
Condition: needs-renovation
Year Built: 1951
Energy Certificate: F

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional-tiled-roofstone-walls

Score Breakdown

ROI
15.13
Visual Appeal
3.8
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
7.06
Payback Speed
1
STR Suitability
3

Description

In the tranquil Jordana area, within the parish of Moncarapacho, lies this excellent plot of land with 24,080 m², a rare opportunity for investment or residential development in the heart of the Sotavento Algarvio. The property has a registered urban area of 400 m², ensuring construction viability, ideal for creating

Location

📍 37.1109°N, 7.8085°W

· Olhão, Algarve, Portugal

View on HomePlus →Also on Idealista.pt
Idealista.pt
Olhão / Eastern Algarve

Quinta in Moncarapacho e Fuseta, Olhão

Inventory
3 Beds
Bathrooms
2 Baths
Built Area
400 m²
Land Plot
24080 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 4.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score63
GradeB
Brixfox Intelligence
63BStrong
Score Breakdown
ROI & Yield69%
Capital Growth66%
Risk Profile65%
Market Demand63%

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
+7.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$94K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.0%
$1,790/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
25.3 yr
Rental only

Property details

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

Description

In the tranquil Jordana area, within the parish of Moncarapacho, lies this excellent plot of land with 24,080 m², a rare opportunity for investment or residential development in the heart of the Sotavento Algarvio. The property has a registered urban area of 400 m², ensuring construction viability, ideal for creating

Income Breakdown

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Nightly Rate (ADR)
$167/night
50% ($77)Brixfox estimate($167/night)200% ($308)
Occupancy
71%
10%Brixfox estimate(71%)100%

Short-Term Rental

Yearly income
$21,476
Airbnb data$167/night · 71% occupancy
Rental income
$167/night · 71% occ.
$43,128
Running costs (20%)
Utilities, cleaning, maintenance
-$8,626
Income tax (10%)
Indonesian rental income tax
-$12,076
Property tax
Annual property tax
-$951
Net income
4.0% ROI
$21,476

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$543,478
IMT (transfer tax, investment schedule)$30,250
Imposto de Selo (stamp duty)$4,348
Notary & registration$1,359
Legal / due diligence$8,152
Total acquisition costs$44,109
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$391,304
($304,348–$478,261)
Furnishing & STR launch
3bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$21,957
All-in investment$1,000,848

Gross yield (asking)

7.9%

True gross yield (all-in)

4.3%

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.

$2.9M$2.2M$1.5M$736K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $500K
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 20: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$608K
+22%
Rental Income
+$105K
Total Position
$713K
+43%
7.4%/yr
Year 10
Capital Value
$740K
+48%
Rental Income
+$226K
Total Position
$967K
+93%
6.8%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$531K
Total Position
$1.6M
+225%
6.1%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$940K
Total Position
$2.6M
+412%
5.6%/yr

Location

Olhão

Eastern Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.0% annual return
Occupancy
Good
71% average occupancy
Nightly Rate
Good
$154 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Strong
24080 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Generous 24080 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 4.0% is near 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

51% occ.
3.8%
$1,724/mo
61% occ.
4.6%
$2,080/mo
71% occ.
5.4%
$2,436/mo
current
81% occ.
6.2%
$2,793/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.