Detached house, Em1312, Moncarapacho, Olhão
Detached house, Em1312, Moncarapacho, Olhão — image 2Detached house, Em1312, Moncarapacho, Olhão — image 3Detached house, Em1312, Moncarapacho, Olhão — image 4Detached house, Em1312, Moncarapacho, Olhão — image 5
Grade Bvillaluxury

Detached house, Em1312, Moncarapacho, Olhão

Olhão · Eastern Algarve ·

€2.4M

Asking Price (EUR)

1.4%

True Net Yield (Owner, all-in)

0.9%

True Net Yield (Managed, all-in)

2.3%

True Gross Yield

59%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.3 months ago and is currently at 20% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.76, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €61,741/yr
Average Daily Rate: €288
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 117.7 years
5-yr Capital Value: €2.7M
10-yr Capital Value: €3.2M
Brixfox Score: 62.3 / 100
Comparable Properties: 8
Data Confidence: 48%
Search Radius: 6 km

True Investment Cost

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

€2.6M

+12.1% over asking

Asking price€2.4M
IMT — Property transfer tax (investment schedule)€176,250
IS — Stamp duty (0.8%)€18,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€35,250
Total acquisition costs€231,550
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€53,300
All-in investment (incl. renovation & furnishing)€2.6M

Gross yield (asking price)

2.6%

True gross yield (all-in)

2.3%

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: 4
Building: 302 m²
Land: 10080 m²
Style: contemporary
Condition: excellent
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

panoramic ocean viewsinfinity-edge poolterraced landscapingmodern fireplacelarge glass sliding doors

Score Breakdown

ROI
3.4
Visual Appeal
15.6
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
5.88
Payback Speed
0
STR Suitability
4

Description

A winding country road, just five minutes from Estoi and ten from São Brás de Alportel, Faro and Olhão meanders gently through the Algarve hills. It feels as though this road was designed with intention to lead only here, to this singular villa perched on a plateau. As the electric gate swings open, you are invited int

Location

📍 37.0870°N, 7.7890°W

· Olhão, Algarve, Portugal

View on Signature Properties Solutions →Also on Idealista.pt
Detached house, Em1312, Moncarapacho, Olhão
Idealista.pt
Source verified

Detached house, Em1312, Moncarapacho, Olhão

Olhão · Eastern Algarve · Freehold · Ref BF-278
Ownership
Freehold
Bedrooms
3
Bathrooms
4
Built area
302 m²
Land
10080 m²
True net yield
0.8%
≈ $4,215/mo net after costs & tax
Brixfox Score 62 · B

Property details

Energy: A
Condition: excellent

Description

A winding country road, just five minutes from Estoi and ten from São Brás de Alportel, Faro and Olhão meanders gently through the Algarve hills. It feels as though this road was designed with intention to lead only here, to this singular villa perched on a plateau. As the electric gate swings open, you are invited int

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)
$412/night
50% ($190)Brixfox estimate($412/night)200% ($759)
Occupancy
59%
10%Brixfox estimate(59%)100%

Short-Term Rental

Yearly income
$42,591
Airbnb data$412/night · 59% occupancy
Rental income
$412/night · 59% occ.
$81,905
Running costs (20%)
Utilities, cleaning, maintenance
-$16,381
Income tax (10%)
Indonesian rental income tax
-$22,934
Property tax
Annual property tax
-$0
Net income
1.7% ROI
$42,591

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

Airbnb Comp Analysis

No nearby Airbnb listings found

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

0.8%

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

Scenario
Pre-tax
After-tax
Owner-managed
1.8%
1.6%
Fully-managed
1.1%
0.8%
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

2.9%

Annual Revenue

$81,905

Income Tax / yr

$7,166

Payback

—

True All-In Cost
Asking price$2,554,348
IMT — transfer tax (non-resident 7.5%)$191,576
Stamp duty (0.8%)$20,435
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$2,809,076

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$10.9M$8.2M$5.5M$2.7M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $2.4M
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
$2.9M
+22%
Rental Income
+$208K
Total Position
$3.1M
+31%
5.5%/yr
Year 10
Capital Value
$3.5M
+48%
Rental Income
+$449K
Total Position
$3.9M
+67%
5.3%/yr
Year 20
Capital Value
$5.1M
+119%
Rental Income
+$1.1M
Total Position
$6.2M
+164%
5.0%/yr
Year 30
Capital Value
$7.6M
+224%
Rental Income
+$1.9M
Total Position
$9.5M
+304%
4.8%/yr

Location

Olhão

Eastern Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
1.7% annual return
Occupancy
Average
59% average occupancy
Nightly Rate
Strong
$379 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
10080 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $379 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 10080 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.7% 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

39% occ.
1.6%
$3,404/mo
49% occ.
2.0%
$4,282/mo
59% occ.
2.4%
$5,160/mo
current
69% occ.
2.8%
$6,038/mo

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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.

Asking price · Freehold
$2,554,348
0.8%
Net yield
View original listing
Source verified · Idealista.pt · listed 3 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.