Detached house in Rua das Amendoeiras, Moncarapacho
Detached house in Rua das Amendoeiras, Moncarapacho — image 2Detached house in Rua das Amendoeiras, Moncarapacho — image 3Detached house in Rua das Amendoeiras, Moncarapacho — image 4Detached house in Rua das Amendoeiras, Moncarapacho — image 5
Grade Bvilla

Detached house in Rua das Amendoeiras, Moncarapacho

Olhão · Eastern Algarve ·

€550,000

Asking Price (EUR)

3.6%

True Net Yield (Owner, all-in)

2.5%

True Net Yield (Managed, all-in)

5.5%

True Gross Yield

45%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 months ago and is currently at 18% 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: €36,782/yr
Average Daily Rate: €226
Payback Period: 18.7 years
5-yr Capital Value: €722,692
10-yr Capital Value: €879,265
Brixfox Score: 62.9 / 100
Comparable Properties: 13
Data Confidence: 77%
Search Radius: 2 km

True Investment Cost

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

€672,930

+22.4% over asking

Asking price€550,000
IMT — Property transfer tax (investment schedule)€31,830
IS — Stamp duty (0.8%)€4,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,250
Total acquisition costs€45,730
Renovation (est. €200/m² × 225 m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		€45,000
(€22,500–€67,500)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,200
All-in investment (incl. renovation & furnishing)€672,930

Gross yield (asking price)

6.7%

True gross yield (all-in)

5.5%

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: 225 m²

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
16.01
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
4.46
Payback Speed
2
STR Suitability
3

Description

Contemporary 3-bedroom villa in Fuseta comfort and stunning views over the Algarve sea. **Layout ** 3 bedrooms | 4 bathrooms. Basement with 106 m² prepared for multiple uses (studio/entertainment), with integrated bathroom and laundry. Several terraces/balconies that capture sunlight throughout the day and expand the

Location

📍 37.0524°N, 7.7565°W

· Olhão, Algarve, Portugal

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

Detached house in Rua das Amendoeiras, Moncarapacho

Inventory
3 Beds
Bathrooms
4 Baths
Built Area
225 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 4.4% 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
+8.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$103K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.4%
$2,215/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
22.5 yr
Rental only

Property details

Description

Contemporary 3-bedroom villa in Fuseta comfort and stunning views over the Algarve sea. **Layout ** 3 bedrooms | 4 bathrooms. Basement with 106 m² prepared for multiple uses (studio/entertainment), with integrated bathroom and laundry. Several terraces/balconies that capture sunlight throughout the day and expand the

Income Breakdown

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Nightly Rate (ADR)
$326/night
50% ($150)Brixfox estimate($326/night)200% ($600)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$26,578
Airbnb data$326/night · 45% occupancy
Rental income
$326/night · 45% occ.
$53,124
Running costs (20%)
Utilities, cleaning, maintenance
-$10,625
Income tax (10%)
Indonesian rental income tax
-$14,875
Property tax
Annual property tax
-$1,046
Net income
4.4% ROI
$26,578

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$597,826
IMT (transfer tax, investment schedule)$34,598
Imposto de Selo (stamp duty)$4,783
Notary & registration$1,359
Legal / due diligence$8,967
Total acquisition costs$49,707
Renovation (~$217/m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		$48,913
($24,457–$73,370)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$729,272

Gross yield (asking)

8.9%

True gross yield (all-in)

7.3%

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.

$3.4M$2.5M$1.7M$847K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $550K
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 18: 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
$669K
+22%
Rental Income
+$130K
Total Position
$799K
+45%
7.8%/yr
Year 10
Capital Value
$814K
+48%
Rental Income
+$280K
Total Position
$1.1M
+99%
7.1%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$657K
Total Position
$1.9M
+239%
6.3%/yr
Year 30
Capital Value
$1.8M
+224%
Rental Income
+$1.2M
Total Position
$2.9M
+436%
5.8%/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
Average
4.4% annual return
Occupancy
Weak
45% average occupancy
Nightly Rate
Strong
$300 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $300 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.4% 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

30% occ.
4.0%
$1,995/mo
40% occ.
5.4%
$2,690/mo
45% occ.
6.0%
$3,012/mo
current
55% occ.
7.4%
$3,706/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.