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House in Moncarapacho
Grade B+villamid-range

House in Moncarapacho

Olhão · Eastern Algarve ·

€650,000

Asking Price (EUR)

5.7%

True Net Yield (Owner, all-in)

3.9%

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: €56,041/yr
Average Daily Rate: €227
-20.0% vs area baselineImage quality 6/10 (-3%), Dated style (-15%), No pool (-12%), Has countryside (+10%)
Payback Period: 23.1 years
5-yr Capital Value: €753,528
10-yr Capital Value: €873,546
Brixfox Score: 66.9 / 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.

€763,800

+17.5% over asking

Asking price€650,000
IMT — Property transfer tax (investment schedule)€39,000
IS — Stamp duty (0.8%)€5,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€9,750
Total acquisition costs€55,200
Renovation (est. €55/m² × 480 m²)
Light touch-ups — paint, fixtures, deep clean.		€26,400
(€14,400–€38,400)
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)€763,800

Gross yield (asking price)

8.6%

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: 480 m²
Style: dated
Condition: good
countryside

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

patterned floor tileslarge built-in media unit

Score Breakdown

ROI
15.99
Visual Appeal
9.2
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
7.28
Payback Speed
3
STR Suitability
4

Description

Country estate with two detached houses and 4,040 m² of land – An excellent investment opportunity near the Ria Formosa Discover this fantastic farm, comprising two urban plots and one rural plot, with a total area of 4,040 m², offering the perfect balance between tranquillity, rental potential and proximity to the Al

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

House in Moncarapacho

Olhão · Eastern Algarve · Ref BF-90686 Source verified · Idealista.pt · listed 1 Jul 2026
Asking price · Freehold
$706,522
Ownership
Freehold
Bedrooms
3
Built area
480 m²
True net yield
4.3%
≈ $5,032/mo net after costs & tax
5-yr total return (net + appreciation)
9.5% / yr avg
Payback in ~23 yrs from rent
Brixfox Score 67 · 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: good
View: countryside

Description

Country estate with two detached houses and 4,040 m² of land – An excellent investment opportunity near the Ria Formosa Discover this fantastic farm, comprising two urban plots and one rural plot, with a total area of 4,040 m², offering the perfect balance between tranquillity, rental potential and proximity to the Al

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)
$318/night
50% ($146)Brixfox estimate($318/night)200% ($585)
Occupancy
73%
10%Brixfox estimate(73%)100%

Short-Term Rental

Indicative
Yearly income
$40,691
Likely range $24,415 – $56,967
Airbnb data$318/night · 73% occupancy
Rental income
$318/night · 73% occ.
$78,252
Running costs (20%)
Utilities, cleaning, maintenance
-$15,650
Income tax (10%)
Indonesian rental income tax
-$21,911
Property tax
Annual property tax
-$0
Net income
5.8% ROI
$40,691

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

4.3%

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

Scenario
Pre-tax
After-tax
Owner-managed
7.5%
6.7%
Fully-managed
5.2%
4.3%
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

9.7%

Annual Revenue

$78,252

Income Tax / yr

$6,847

Payback

23 yrs

True All-In Cost
Asking price$706,522
IMT — transfer tax (non-resident 7.5%)$52,989
Stamp duty (0.8%)$5,652
Notary + registry$2,174
Legal$8,690
Furnishing + STR launch$27,174
All-in cost$803,201

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$4.5M$3.4M$2.2M$1.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $650K
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 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$791K
+22%
Rental Income
+$199K
Total Position
$990K
+52%
8.8%/yr
Year 10
Capital Value
$962K
+48%
Rental Income
+$429K
Total Position
$1.4M
+114%
7.9%/yr
Year 20
Capital Value
$1.4M
+119%
Rental Income
+$1.0M
Total Position
$2.4M
+274%
6.8%/yr
Year 30
Capital Value
$2.1M
+224%
Rental Income
+$1.8M
Total Position
$3.9M
+498%
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
5.8% annual return
Occupancy
Good
73% average occupancy
Nightly Rate
Strong
$293 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $293 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Visual appeal is below average — photos may not compete well on Airbnb listings

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

53% occ.
6.1%
$3,576/mo
63% occ.
7.2%
$4,253/mo
73% occ.
8.4%
$4,930/mo
current
83% occ.
9.5%
$5,607/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.