T2 flat in Moncarapacho e Fuseta, Olhão
Grade Bapartmentluxury

T2 flat in Moncarapacho e Fuseta, Olhão

Olhão · Eastern Algarve ·

€695,000

Asking Price (EUR)

2.0%

True Net Yield (Owner, all-in)

1.4%

True Net Yield (Managed, all-in)

3.1%

True Gross Yield

52%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.2 months ago and is currently at 19% 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: €24,945/yr
Average Daily Rate: €130
Payback Period: 35.0 years
5-yr Capital Value: €913,220
10-yr Capital Value: €1.1M
Brixfox Score: 56.6 / 100
Comparable Properties: 11
Data Confidence: 58%
Search Radius: 6 km

True Investment Cost

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

€796,385

+14.6% over asking

Asking price€695,000
IMT — Property transfer tax (investment schedule)€41,700
IS — Stamp duty (0.8%)€5,560
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€10,425
Total acquisition costs€58,935
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€42,450
All-in investment (incl. renovation & furnishing)€796,385

Gross yield (asking price)

3.6%

True gross yield (all-in)

3.1%

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: 2
Building: 196 m²
Style: contemporary
Condition: excellent
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity-edge poolglass railingpanoramic water view

Score Breakdown

ROI
11.07
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
5.92
Rental Demand
5.24
Payback Speed
0
STR Suitability
3

Description

This brand new two bedroom apartment in Fuseta is situated on the front line overlooking the Ria Formosa. Sold fully furnished, this property is 750 metres from Praia da Fuseta Ria the lagoon beach in Fuseta and approximately 20 minutes from Faro airport. Situated on the ground floor with direct access to the resort p

Location

📍 37.0870°N, 7.7890°W

· Olhão, Algarve, Portugal

View on Ideal Homes Portugal →Also on Idealista.pt
T2 flat in Moncarapacho e Fuseta, Olhão
Idealista.pt
Source verified

T2 flat in Moncarapacho e Fuseta, Olhão

Olhão · Eastern Algarve · Freehold · Ref BF-4038
Ownership
Freehold
Bedrooms
2
Built area
196 m²
True net yield
4.4%
≈ $1,944/mo net after costs & tax
Brixfox Score 57 · B

Property details

Condition: excellent

Description

This brand new two bedroom apartment in Fuseta is situated on the front line overlooking the Ria Formosa. Sold fully furnished, this property is 750 metres from Praia da Fuseta Ria the lagoon beach in Fuseta and approximately 20 minutes from Faro airport. Situated on the ground floor with direct access to the resort p

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)
$187/night
50% ($86)Brixfox estimate($187/night)200% ($345)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$18,660
Airbnb data$187/night · 52% occupancy
Rental income
$187/night · 52% occ.
$35,885
Running costs (20%)
Utilities, cleaning, maintenance
-$7,177
Income tax (10%)
Indonesian rental income tax
-$10,048
Property tax
Annual property tax
-$0
Net income
2.5% ROI
$18,660

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

—

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

Scenario
Pre-tax
After-tax
Owner-managed
2.9%
—
Fully-managed
2.9%
—
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

4.4%

Annual Revenue

$35,885

Income Tax / yr

—

Payback

35 yrs

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$3.5M$2.6M$1.8M$883K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $695K
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 27: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$846K
+22%
Rental Income
+$91K
Total Position
$937K
+35%
6.2%/yr
Year 10
Capital Value
$1.0M
+48%
Rental Income
+$197K
Total Position
$1.2M
+76%
5.8%/yr
Year 20
Capital Value
$1.5M
+119%
Rental Income
+$461K
Total Position
$2.0M
+185%
5.4%/yr
Year 30
Capital Value
$2.3M
+224%
Rental Income
+$817K
Total Position
$3.1M
+342%
5.1%/yr

Location

Olhão

Eastern Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.5% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Good
$172 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.5% 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

32% occ.
2.1%
$1,295/mo
42% occ.
2.7%
$1,694/mo
52% occ.
3.3%
$2,093/mo
current
62% occ.
4.0%
$2,492/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
$755,435
4.4%
Net yield
View original listing
Source verified · Idealista.pt · listed 21 Apr 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.