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Detached house in Rua das Olarias, 70 n, Moncarapacho
Grade B+villabudget

Detached house in Rua das Olarias, 70 n, Moncarapacho

Olhão · Eastern Algarve ·

€500,000

Asking Price (EUR)

6.0%

True Net Yield (Owner, all-in)

4.1%

True Net Yield (Managed, all-in)

7.7%

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: €52,539/yr
Average Daily Rate: €213
-25.0% vs area baselineImage quality 5/10 (-6%), Portuguese-traditional style (+5%), No pool (-12%), Budget finish (-12%)
Payback Period: 19.3 years
5-yr Capital Value: €579,637
10-yr Capital Value: €671,958
Brixfox Score: 66.5 / 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.

€679,780

+36.0% over asking

Asking price€500,000
IMT — Property transfer tax (investment schedule)€27,830
IS — Stamp duty (0.8%)€4,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,500
Total acquisition costs€40,580
Renovation (est. €900/m² × 130 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€117,000
(€91,000–€143,000)
Furnishing & STR launch (3bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€22,200
All-in investment (incl. renovation & furnishing)€679,780

Gross yield (asking price)

10.5%

True gross yield (all-in)

7.7%

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: 130 m²
Style: portuguese-traditional
Condition: needs-renovation

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

spiral-staircasecobblestone-path

Score Breakdown

ROI
18.54
Visual Appeal
6.8
Ownership Security
13
Location
8.4
Land & Space
4.6
Rental Demand
7.17
Payback Speed
4
STR Suitability
4

Description

Single-story house located in the center of Moncarapacho, near the Moncarapachense football field, ideal for those looking to live with quality of life in the Algarve while also taking advantage of excellent profitability potential. The property consists of three independent units in need of renovation, with a large 8

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

Detached house in Rua das Olarias, 70 n, Moncarapacho

Olhão · Eastern Algarve · Ref BF-90725 Source verified · Idealista.pt · listed 1 Jul 2026
Asking price · Freehold
$543,478
Ownership
Freehold
Bedrooms
3
Built area
130 m²
True net yield
5.2%
≈ $4,672/mo net after costs & tax
5-yr total return (net + appreciation)
10.7% / yr avg
Payback in ~19 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: needs-renovation

Description

Single-story house located in the center of Moncarapacho, near the Moncarapachense football field, ideal for those looking to live with quality of life in the Algarve while also taking advantage of excellent profitability potential. The property consists of three independent units in need of renovation, with a large 8

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)
$298/night
50% ($137)Brixfox estimate($298/night)200% ($548)
Occupancy
72%
10%Brixfox estimate(72%)100%

Short-Term Rental

Indicative
Yearly income
$37,567
Likely range $22,540 – $52,593
Airbnb data$298/night · 72% occupancy
Rental income
$298/night · 72% occ.
$72,243
Running costs (20%)
Utilities, cleaning, maintenance
-$14,449
Income tax (10%)
Indonesian rental income tax
-$20,228
Property tax
Annual property tax
-$0
Net income
6.9% ROI
$37,567

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

5.2%

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

Scenario
Pre-tax
After-tax
Owner-managed
9.0%
8.0%
Fully-managed
6.2%
5.2%
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

11.6%

Annual Revenue

$72,243

Income Tax / yr

$6,322

Payback

19 yrs

True All-In Cost
Asking price$543,478
IMT — transfer tax (non-resident 7.5%)$40,761
Stamp duty (0.8%)$4,348
Notary + registry$2,174
Legal$6,685
Furnishing + STR launch$27,174
All-in cost$624,620

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$3.8M$2.8M$1.9M$939K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $500K
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
$608K
+22%
Rental Income
+$183K
Total Position
$792K
+58%
9.6%/yr
Year 10
Capital Value
$740K
+48%
Rental Income
+$396K
Total Position
$1.1M
+127%
8.6%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$929K
Total Position
$2.0M
+305%
7.2%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$1.6M
Total Position
$3.3M
+553%
6.5%/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
6.9% annual return
Occupancy
Good
72% average occupancy
Nightly Rate
Strong
$274 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $274 — 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

52% occ.
7.2%
$3,282/mo
62% occ.
8.6%
$3,917/mo
72% occ.
10.0%
$4,551/mo
current
82% occ.
11.5%
$5,186/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.