Detached house in Rua da ponte pequena, Moncarapacho
Detached house in Rua da ponte pequena, Moncarapacho — image 2Detached house in Rua da ponte pequena, Moncarapacho — image 3Detached house in Rua da ponte pequena, Moncarapacho — image 4Detached house in Rua da ponte pequena, Moncarapacho — image 5
Grade Bvilla

Detached house in Rua da ponte pequena, Moncarapacho

Olhão · Eastern Algarve ·

€1.8M

Asking Price (EUR)

0.8%

True Net Yield (Owner, all-in)

0.6%

True Net Yield (Managed, all-in)

1.2%

True Gross Yield

21%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €24,918/yr
Average Daily Rate: €325
Payback Period: 86.7 years
5-yr Capital Value: €2.3M
10-yr Capital Value: €2.8M
Brixfox Score: 57.2 / 100
Comparable Properties: 6
Data Confidence: 65%
Search Radius: 4 km

True Investment Cost

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

€2.0M

+14.9% over asking

Asking price€1.8M
IMT — Property transfer tax (investment schedule)€131,250
IS — Stamp duty (0.8%)€14,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€26,250
Total acquisition costs€172,750
Renovation (est. €200/m² × 253 m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		€50,600
(€25,300–€75,900)
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)€2.0M

Gross yield (asking price)

1.4%

True gross yield (all-in)

1.2%

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
Bathrooms: 4
Building: 253 m²
Land: 1261 m²

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
8.69
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
2.1
Payback Speed
0
STR Suitability
3

Description

Exceptional Single-Level Villa with Pool & Ocean Views Bias do Sul Bias do Sul, Moncarapacho · Between Fuseta & Olhão · Algarve, Portugal Plot: 1,261 m² | Gross Build Area: 253.8 m² Description A rare opportunity to acquire an architecturally redesigned, fully furnished, single-storey detached villa set on a gener

Location

📍 37.0870°N, 7.7890°W

· Olhão, Algarve, Portugal

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

Detached house in Rua da ponte pequena, Moncarapacho

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
253 m²
Land Plot
1261 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 0.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score57
GradeB
Brixfox Intelligence
57BStrong
Score Breakdown
ROI & Yield63%
Capital Growth60%
Risk Profile59%
Market Demand57%

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
+4.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$328K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
0.8%
$1,302/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
18 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
—
Rental only

Property details

Description

Exceptional Single-Level Villa with Pool & Ocean Views Bias do Sul Bias do Sul, Moncarapacho · Between Fuseta & Olhão · Algarve, Portugal Plot: 1,261 m² | Gross Build Area: 253.8 m² Description A rare opportunity to acquire an architecturally redesigned, fully furnished, single-storey detached villa set on a gener

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$475/night
50% ($219)Brixfox estimate($475/night)200% ($874)
Occupancy
21%
10%Brixfox estimate(21%)100%

Short-Term Rental

Yearly income
$15,626
Airbnb data$475/night · 21% occupancy
Rental income
$475/night · 21% occ.
$36,452
Running costs (20%)
Utilities, cleaning, maintenance
-$7,290
Income tax (10%)
Indonesian rental income tax
-$10,207
Property tax
Annual property tax
-$3,329
Net income
0.8% ROI
$15,626

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$1,902,174
IMT (transfer tax, investment schedule)$142,663
Imposto de Selo (stamp duty)$15,217
Notary & registration$1,359
Legal / due diligence$28,533
Total acquisition costs$187,772
Renovation (~$217/m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		$55,000
($27,500–$82,500)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$38,641
All-in investment$2,183,587

Gross yield (asking)

1.9%

True gross yield (all-in)

1.7%

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.

$7.3M$5.5M$3.7M$1.8M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $1.8M
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 16: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.1M
+22%
Rental Income
+$76K
Total Position
$2.2M
+26%
4.7%/yr
Year 10
Capital Value
$2.6M
+48%
Rental Income
+$165K
Total Position
$2.8M
+57%
4.6%/yr
Year 20
Capital Value
$3.8M
+119%
Rental Income
+$386K
Total Position
$4.2M
+141%
4.5%/yr
Year 30
Capital Value
$5.7M
+224%
Rental Income
+$684K
Total Position
$6.4M
+263%
4.4%/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
Weak
0.8% annual return
Occupancy
Weak
21% average occupancy
Nightly Rate
Strong
$437 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Strong
1261 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $437 — positioned in the top tier
Generous 1261 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 0.8% 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

30% occ.
1.7%
$2,757/mo
40% occ.
2.4%
$3,769/mo
21% occ.
1.2%
$1,849/mo
current
31% occ.
1.8%
$2,861/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.