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Detached house in N125, Moncarapacho
Grade Cvillamid-range

Detached house in N125, Moncarapacho

Olhão · Eastern Algarve ·

€550,000

Asking Price (EUR)

Limited comps — indicative only

Revenue projections are based on limited comparable data (4 comps, 60% confidence).

0.9%

True Net Yield (Owner, all-in)

0.2%

True Net Yield (Managed, all-in)

2.3%

True Gross Yield

6%

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: €14,799/yr
Average Daily Rate: €639
Payback Period: 99.0 years
5-yr Capital Value: €637,601
10-yr Capital Value: €739,154
Brixfox Score: 40.8 / 100
Comparable Properties: 4
Data Confidence: 60%
Search Radius: 10 km

True Investment Cost

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

€657,620

+19.6% 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. €55/m² × 248 m²)
Light touch-ups — paint, fixtures, deep clean.		€13,640
(€7,440–€19,840)
Furnishing & STR launch (6bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€48,250
All-in investment (incl. renovation & furnishing)€657,620

Gross yield (asking price)

2.7%

True gross yield (all-in)

2.3%

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: 6
Building: 248 m²
Style: portuguese-traditional
Condition: good
countryside

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large outdoor terracetraditional tiled roofstone paved patio

Score Breakdown

ROI
0
Visual Appeal
8.8
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
0.64
Payback Speed
0
STR Suitability
4

Description

House T6 for sale.

Location

📍 37.0870°N, 7.7890°W

· Olhão, Algarve, Portugal

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

Detached house in N125, Moncarapacho

Olhão · Eastern Algarve · Ref BF-90679 Source verified · Idealista.pt · listed 1 Jul 2026
Asking price · Freehold
$597,826
Ownership
Freehold
Bedrooms
6
Built area
248 m²
5-yr total return (net + appreciation)
5.4% / yr avg
Payback in ~99 yrs from rent
Brixfox Score 41 · C

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: good
View: countryside

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)
$893/night
50% ($411)Brixfox estimate($893/night)200% ($1644)
Occupancy
6%
10%Brixfox estimate(6%)100%

Short-Term Rental

Indicative
Yearly income
$9,974
Likely range $5,985 – $13,964
Airbnb data$893/night · 6% occupancy
Rental income
$893/night · 6% occ.
$19,182
Running costs (20%)
Utilities, cleaning, maintenance
-$3,836
Income tax (10%)
Indonesian rental income tax
-$5,371
Property tax
Annual property tax
-$0
Net income
1.7% ROI
$9,974

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

0.0%

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

Scenario
Pre-tax
After-tax
Owner-managed
1.1%
0.8%
Fully-managed
0.2%
0.0%
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

2.8%

Annual Revenue

$19,182

Income Tax / yr

$1,678

Payback

—

True All-In Cost
Asking price$597,826
IMT — transfer tax (non-resident 7.5%)$44,837
Stamp duty (0.8%)$4,783
Notary + registry$2,174
Legal$7,353
Furnishing + STR launch$27,174
All-in cost$684,147

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$2.6M$1.9M$1.3M$638K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x 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.
2x return
Year 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$669K
+22%
Rental Income
+$49K
Total Position
$718K
+31%
5.5%/yr
Year 10
Capital Value
$814K
+48%
Rental Income
+$105K
Total Position
$919K
+67%
5.3%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$247K
Total Position
$1.5M
+164%
5.0%/yr
Year 30
Capital Value
$1.8M
+224%
Rental Income
+$437K
Total Position
$2.2M
+304%
4.8%/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

Ask Brixfox AI

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

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
1.7% annual return
Occupancy
Weak
6% average occupancy
Nightly Rate
Strong
$822 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $822 — 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 1.7% 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.
11.5%
$5,706/mo
40% occ.
15.3%
$7,608/mo
6% occ.
2.4%
$1,208/mo
current
16% occ.
6.2%
$3,110/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.