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Terraced house in Rua Nossa Senhora do Carmo Nn, Moncarapacho
Grade B+villamid-range

Terraced house in Rua Nossa Senhora do Carmo Nn, Moncarapacho

Olhão · Eastern Algarve ·

€885,000

Asking Price (EUR)

5.7%

True Net Yield (Owner, all-in)

4.0%

True Net Yield (Managed, all-in)

7.3%

True Gross Yield

68%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 3.1 months ago and is currently at 26% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.78, occupancy cap 68%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €72,153/yr
Average Daily Rate: €293
+3.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%)
Payback Period: 22.4 years
5-yr Capital Value: €1.0M
10-yr Capital Value: €1.2M
Brixfox Score: 70.4 / 100
Comparable Properties: 6
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.

€991,905

+12.1% over asking

Asking price€885,000
IMT — Property transfer tax (investment schedule)€53,100
IS — Stamp duty (0.8%)€7,080
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€13,275
Total acquisition costs€74,705
Renovation€0 — move-in ready
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)€991,905

Gross yield (asking price)

8.2%

True gross yield (all-in)

7.3%

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
Building: 175 m²
Style: modern
Condition: new-build

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

pitched roofs with modern gablesvertical white sidinglarge windows

Score Breakdown

ROI
16.41
Visual Appeal
12.6
Ownership Security
13
Location
8.4
Land & Space
5.5
Rental Demand
7.5
Payback Speed
3
STR Suitability
4

Description

In Fuseta, an authentic fishing village in the Algarve’s eastern coast, Casas de Sal is a rare residential project inspired by local tradition and the untouched beauty of the Ria Formosa. Here, time slows down — shaped by southern light, shimmering water, and the calm of a protected landscape, with a unique and breatht

Location

📍 37.0870°N, 7.7890°W

· Olhão, Algarve, Portugal

Listed via Idealista.pt
3-bedroom freehold villa in Olhão — photo 1 of 1
Idealista.pt

Terraced house in Rua Nossa Senhora do Carmo Nn, Moncarapacho

Olhão · Eastern Algarve · Ref BF-90623 Source verified · Idealista.pt · listed 1 Jul 2026
Asking price · Freehold
$961,957
Ownership
Freehold
Bedrooms
3
Built area
175 m²
True net yield
4.5%
≈ $6,819/mo net after costs & tax
5-yr total return (net + appreciation)
9.4% / yr avg
Payback in ~22 yrs from rent
Brixfox Score 70 · B+

What nearby Airbnbs actually earn

Brixfox tracks the live availability calendars of Airbnb listings around this property. The rates and occupancy below are observed from real bookings — this is the data behind every yield figure on this page.

Location

Olhão

Eastern Algarve, Approximate area

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Airbnb Comp Analysis

Finding Airbnb comps...

Property details

Condition: new-build

Description

In Fuseta, an authentic fishing village in the Algarve’s eastern coast, Casas de Sal is a rare residential project inspired by local tradition and the untouched beauty of the Ria Formosa. Here, time slows down — shaped by southern light, shimmering water, and the calm of a protected landscape, with a unique and breatht

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)
$409/night
50% ($188)Brixfox estimate($409/night)200% ($753)
Occupancy
75%
10%Brixfox estimate(75%)100%

Short-Term Rental

Indicative
Yearly income
$53,985
Likely range $32,391 – $75,579
Airbnb data$409/night · 75% occupancy
Rental income
$409/night · 75% occ.
$103,817
Running costs (20%)
Utilities, cleaning, maintenance
-$20,763
Income tax (10%)
Indonesian rental income tax
-$29,069
Property tax
Annual property tax
-$0
Net income
5.6% ROI
$53,985

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

4.5%

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

Scenario
Pre-tax
After-tax
Owner-managed
7.6%
6.7%
Fully-managed
5.3%
4.5%
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

9.6%

Annual Revenue

$103,817

Income Tax / yr

$9,084

Payback

22 yrs

True All-In Cost
Asking price$961,957
IMT — transfer tax (non-resident 7.5%)$72,147
Stamp duty (0.8%)$7,696
Notary + registry$2,174
Legal$11,833
Furnishing + STR launch$27,174
All-in cost$1,082,979

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$6.0M$4.5M$3.0M$1.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $885K
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 15: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.1M
+22%
Rental Income
+$264K
Total Position
$1.3M
+51%
8.7%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$569K
Total Position
$1.9M
+112%
7.8%/yr
Year 20
Capital Value
$1.9M
+119%
Rental Income
+$1.3M
Total Position
$3.3M
+270%
6.8%/yr
Year 30
Capital Value
$2.9M
+224%
Rental Income
+$2.4M
Total Position
$5.2M
+491%
6.1%/yr
Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. A vetted local management partner is already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

Vetted by Brixfox 8+ yrs operating 110+ properties managed ~2h guest response

Atlantic Stays Management

Vetted

Alojamento Local management, Lisbon to the Algarve

22%
Management fee
of rental revenue — already in your Managed figures

End-to-end AL management for international owners. We handle the licence, the platforms and the guests so your second home pays for itself.

What the fee covers

  • Listing setup & optimisation (Airbnb, Booking.com, VRBO)
  • Dynamic pricing & revenue management
  • 24/7 multilingual guest communication
  • Guided check-in / check-out & key handling
  • Professional cleaning, laundry & restocking
  • Maintenance & repairs coordination
  • Monthly owner statements & payouts
  • Guest screening & damage protection
  • Alojamento Local (AL) licence handling & renewals
  • SEF/AIMA guest registration & tourist-tax filing
Visit Atlantic Stays Management

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Conversational analysis — questions about this listing, answered from real data.

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.6% annual return
Occupancy
Strong
75% average occupancy
Nightly Rate
Strong
$377 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Strong occupancy at 75% — consistent booking demand
Premium nightly rate of $377 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Compact plot at 0 m² — limited expansion potential

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

55% occ.
6.0%
$4,797/mo
65% occ.
7.1%
$5,669/mo
75% occ.
8.2%
$6,541/mo
current
85% occ.
9.2%
$7,412/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. Market factors in Portugal may impact actual yields.