Launch offer — 3 months free free, no card

Village house in Em516-2 Nn, Moncarapacho
Village house in Em516-2 Nn, Moncarapacho — image 2Village house in Em516-2 Nn, Moncarapacho — image 3Village house in Em516-2 Nn, Moncarapacho — image 4
Grade Bvillabudget

Village house in Em516-2 Nn, Moncarapacho

Olhão · Eastern Algarve ·

€150,000

Asking Price (EUR)

Limited comps — indicative only

Revenue projections are based on limited comparable data (3 comps, 62% confidence).

4.9%

True Net Yield (Owner, all-in)

3.0%

True Net Yield (Managed, all-in)

7.2%

True Gross Yield

23%

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: €23,796/yr
Average Daily Rate: €286
-54.0% vs area baselineImage quality 2/10 (-15%), Dated style (-15%), No pool (-12%), Budget finish (-12%)
Payback Period: 20.8 years
5-yr Capital Value: €173,891
10-yr Capital Value: €201,587
Brixfox Score: 62.2 / 100
Comparable Properties: 3
Data Confidence: 62%
Search Radius: 6 km

True Investment Cost

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

€329,898

+119.9% over asking

Asking price€150,000
IMT — Property transfer tax (investment schedule)€2,298
IS — Stamp duty (0.8%)€1,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€2,250
Total acquisition costs€6,998
Renovation (est. €900/m² × 160 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€144,000
(€112,000–€176,000)
Furnishing & STR launch (5bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€28,900
All-in investment (incl. renovation & furnishing)€329,898

Gross yield (asking price)

15.9%

True gross yield (all-in)

7.2%

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: 5
Bathrooms: 2
Building: 160 m²
Land: 496 m²
Style: dated
Condition: needs-renovation
Energy Certificate: Not indicated

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
17.4
Visual Appeal
2.2
Ownership Security
13
Location
8.4
Land & Space
11.94
Rental Demand
2.28
Payback Speed
3
STR Suitability
4

Description

Excellent opportunity for renovation as a permanent residence or as a short-term rental (AL). Sufficient area to build several suites as well as space for a garden, swimming pool, and parking. It also features a well with fresh water and a traditional pulley system for water extraction.

Location

📍 37.0809°N, 7.7814°W

· Olhão, Algarve, Portugal

Listed via Idealista.pt
5-bedroom freehold villa in Olhão — photo 1 of 4
Idealista.pt
5-bedroom freehold villa in Olhão — photo 2 of 4
5-bedroom freehold villa in Olhão — photo 3 of 4
5-bedroom freehold villa in Olhão — photo 4 of 4

Village house in Em516-2 Nn, Moncarapacho

Olhão · Eastern Algarve · Ref BF-90750 Source verified · Idealista.pt · listed 1 Jul 2026
Asking price · Freehold
$163,043
Ownership
Freehold
Bedrooms
5
Bathrooms
2
Built area
160 m²
Land
496 m²
True net yield
4.8%
≈ $1,757/mo net after costs & tax
5-yr total return (net + appreciation)
13.6% / yr avg
Payback in ~21 yrs from rent
Brixfox Score 62 · 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

Loading Map...

Airbnb Comp Analysis

Finding Airbnb comps...

Property details

Energy: Not indicated
Condition: needs-renovation

Description

Excellent opportunity for renovation as a permanent residence or as a short-term rental (AL). Sufficient area to build several suites as well as space for a garden, swimming pool, and parking. It also features a well with fresh water and a traditional pulley system for water extraction.

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)
$400/night
50% ($184)Brixfox estimate($400/night)200% ($736)
Occupancy
23%
10%Brixfox estimate(23%)100%

Short-Term Rental

Indicative
Yearly income
$16,031
Likely range $9,618 – $22,443
Airbnb data$400/night · 23% occupancy
Rental income
$400/night · 23% occ.
$30,828
Running costs (20%)
Utilities, cleaning, maintenance
-$6,166
Income tax (10%)
Indonesian rental income tax
-$8,632
Property tax
Annual property tax
-$0
Net income
9.8% ROI
$16,031

Investment Returns

After-tax net yield · all-in cost basis

Approx. location

Net Yield · Fully-Managed · After Tax

4.8%

on all-in cost of $209,935

Scenario
Pre-tax
After-tax
Owner-managed
10.0%
8.8%
Fully-managed
6.1%
4.8%
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

14.7%

Annual Revenue

$30,828

Income Tax / yr

$2,698

Payback

21 yrs

True All-In Cost
Asking price$163,043
IMT — transfer tax (non-resident 7.5%)$12,228
Stamp duty (0.8%)$1,304
Notary + registry$2,174
Legal$4,011
Furnishing + STR launch$27,174
All-in cost$209,935

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$1.4M$1.0M$683K$342K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $150K
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 10: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$182K
+22%
Rental Income
+$78K
Total Position
$261K
+74%
11.7%/yr
Year 10
Capital Value
$222K
+48%
Rental Income
+$169K
Total Position
$391K
+161%
10.1%/yr
Year 20
Capital Value
$329K
+119%
Rental Income
+$396K
Total Position
$725K
+383%
8.2%/yr
Year 30
Capital Value
$487K
+224%
Rental Income
+$702K
Total Position
$1.2M
+692%
7.1%/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

Ask Brixfox AI

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

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
9.8% annual return
Occupancy
Weak
23% average occupancy
Nightly Rate
Strong
$368 per night
Visual Appeal
Weak
1/10 instagrammability
Size & Space
Good
496 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 9.8% — outperforms most villas in this market
Premium nightly rate of $368 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 23% — factor in seasonal gaps

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
18.8%
$2,554/mo
40% occ.
25.1%
$3,406/mo
23% occ.
14.3%
$1,942/mo
current
33% occ.
20.6%
$2,794/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.