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Terraced house in Rua Nossa Senhora do Carmo Nn, Moncarapacho
Grade Avillaluxury

Terraced house in Rua Nossa Senhora do Carmo Nn, Moncarapacho

Olhão · Eastern Algarve ·

€945,000

Asking Price (EUR)

6.5%

True Net Yield (Owner, all-in)

4.6%

True Net Yield (Managed, all-in)

8.1%

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: €86,864/yr
Average Daily Rate: €352
+24.0% vs area baselineImage quality 9/10 (+6%), Has pool (0%), Has pool (+10%), Luxury finish (+8%)
Payback Period: 18.7 years
5-yr Capital Value: €1.1M
10-yr Capital Value: €1.3M
Brixfox Score: 76.1 / 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.

€1.1M

+14.1% over asking

Asking price€945,000
IMT — Property transfer tax (investment schedule)€56,700
IS — Stamp duty (0.8%)€7,560
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€14,175
Total acquisition costs€79,685
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)€1.1M

Gross yield (asking price)

9.2%

True gross yield (all-in)

8.1%

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: 3
Building: 174 m²
Style: minimalist
Condition: excellent
Private Pool
pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

pitched roofline architecturewhite minimalist aestheticintegrated outdoor living spacesclean lines

Score Breakdown

ROI
19.05
Visual Appeal
14.6
Ownership Security
13
Location
8.4
Land & Space
5.48
Rental Demand
7.61
Payback Speed
4
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-90624 Source verified · Idealista.pt · listed 1 Jul 2026
Asking price · Freehold
$1,027,174
Ownership
Freehold
Bedrooms
3
Built area
174 m²
True net yield
5.4%
≈ $8,526/mo net after costs & tax
5-yr total return (net + appreciation)
10.2% / yr avg
Payback in ~19 yrs from rent
Brixfox Score 76 · A

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: excellent
View: pool

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)
$493/night
50% ($227)Brixfox estimate($493/night)200% ($907)
Occupancy
76%
10%Brixfox estimate(76%)100%

Short-Term Rental

Indicative
Yearly income
$65,952
Likely range $39,572 – $92,334
Airbnb data$493/night · 76% occupancy
Rental income
$493/night · 76% occ.
$126,832
Running costs (20%)
Utilities, cleaning, maintenance
-$25,366
Income tax (10%)
Indonesian rental income tax
-$35,513
Property tax
Annual property tax
-$0
Net income
6.4% ROI
$65,952

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

5.3%

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

Scenario
Pre-tax
After-tax
Owner-managed
8.9%
7.9%
Fully-managed
6.3%
5.3%
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

11.0%

Annual Revenue

$126,832

Income Tax / yr

$11,098

Payback

19 yrs

True All-In Cost
Asking price$1,027,174
IMT — transfer tax (non-resident 7.5%)$77,038
Stamp duty (0.8%)$8,217
Notary + registry$2,174
Legal$12,635
Furnishing + STR launch$27,174
All-in cost$1,154,412

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$6.8M$5.1M$3.4M$1.7M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $945K
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 13: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.1M
+22%
Rental Income
+$322K
Total Position
$1.5M
+56%
9.3%/yr
Year 10
Capital Value
$1.4M
+48%
Rental Income
+$696K
Total Position
$2.1M
+122%
8.3%/yr
Year 20
Capital Value
$2.1M
+119%
Rental Income
+$1.6M
Total Position
$3.7M
+292%
7.1%/yr
Year 30
Capital Value
$3.1M
+224%
Rental Income
+$2.9M
Total Position
$6.0M
+530%
6.3%/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
6.4% annual return
Occupancy
Strong
76% average occupancy
Nightly Rate
Strong
$453 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

Strong occupancy at 76% — consistent booking demand
Premium nightly rate of $453 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

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

56% occ.
6.9%
$5,892/mo
66% occ.
8.1%
$6,941/mo
76% occ.
9.3%
$7,991/mo
current
86% occ.
10.6%
$9,040/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.