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Detached house in Moncarapacho
Detached house in Moncarapacho — image 2Detached house in Moncarapacho — image 3Detached house in Moncarapacho — image 4Detached house in Moncarapacho — image 5
Grade Bvillabudget

Detached house in Moncarapacho

Olhão · Eastern Algarve ·

€498,000

Asking Price (EUR)

2.2%

True Net Yield (Owner, all-in)

1.3%

True Net Yield (Managed, all-in)

3.4%

True Gross Yield

67%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.9 months ago and is currently at 24% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.77, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €24,106/yr
Average Daily Rate: €98
-15.0% vs area baselineImage quality 5/10 (-6%), Portuguese-traditional style (+5%), No pool (-12%), Has view (+10%), Budget finish (-12%)
Payback Period: 59.6 years
5-yr Capital Value: €577,318
10-yr Capital Value: €669,270
Brixfox Score: 59.2 / 100
Comparable Properties: 14
Data Confidence: 69%
Search Radius: 6 km

True Investment Cost

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

€711,124

+42.8% over asking

Asking price€498,000
IMT — Property transfer tax (investment schedule)€27,670
IS — Stamp duty (0.8%)€3,984
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,470
Total acquisition costs€40,374
Renovation (est. €900/m² × 171 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€153,900
(€119,700–€188,100)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€18,850
All-in investment (incl. renovation & furnishing)€711,124

Gross yield (asking price)

4.8%

True gross yield (all-in)

3.4%

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: 2
Building: 171 m²
Land: 3782 m²
Style: portuguese-traditional
Condition: needs-renovation
Energy Certificate: Exempt
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional blue and white facade detailsrural setting

Score Breakdown

ROI
6.72
Visual Appeal
7.4
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
7.71
Payback Speed
0
STR Suitability
4

Description

Fantastic farm located in Bias do Sul, next to hiking routes with excellent access. The surrounding area stands out for its tranquility, where you can hear the singing of birds and where you can feel the pure and revitalizing air coming from the natural park of Ria Formosa. Stunning views over the Ria, islands and o

Location

📍 37.0870°N, 7.7890°W

· Olhão, Algarve, Portugal

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

Detached house in Moncarapacho

Olhão · Eastern Algarve · Ref BF-12926 Source verified · Idealista.pt · listed 3 May 2026
Asking price · Freehold
$541,304
Ownership
Freehold
Bedrooms
2
Built area
171 m²
Land
3782 m²
True net yield
1.7%
≈ $1,917/mo net after costs & tax
5-yr total return (net + appreciation)
7.2% / yr avg
Payback in ~60 yrs from rent
Brixfox Score 59 · 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

Energy: Exempt
Condition: needs-renovation

Description

Fantastic farm located in Bias do Sul, next to hiking routes with excellent access. The surrounding area stands out for its tranquility, where you can hear the singing of birds and where you can feel the pure and revitalizing air coming from the natural park of Ria Formosa. Stunning views over the Ria, islands and o

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)
$138/night
50% ($63)Brixfox estimate($138/night)200% ($253)
Occupancy
77%
10%Brixfox estimate(77%)100%

Short-Term Rental

Indicative
Yearly income
$18,666
Likely range $11,200 – $26,133
Airbnb data$138/night · 77% occupancy
Rental income
$138/night · 77% occ.
$35,897
Running costs (20%)
Utilities, cleaning, maintenance
-$7,179
Income tax (10%)
Indonesian rental income tax
-$10,051
Property tax
Annual property tax
-$0
Net income
3.4% ROI
$18,666

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

1.7%

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

Scenario
Pre-tax
After-tax
Owner-managed
3.7%
3.2%
Fully-managed
2.2%
1.7%
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

5.8%

Annual Revenue

$35,897

Income Tax / yr

$3,141

Payback

60 yrs

True All-In Cost
Asking price$541,304
IMT — transfer tax (non-resident 7.5%)$40,598
Stamp duty (0.8%)$4,330
Notary + registry$2,174
Legal$6,658
Furnishing + STR launch$27,174
All-in cost$622,238

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$2.8M$2.1M$1.4M$699K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $498K
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 22: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$606K
+22%
Rental Income
+$91K
Total Position
$697K
+40%
7.0%/yr
Year 10
Capital Value
$737K
+48%
Rental Income
+$197K
Total Position
$934K
+88%
6.5%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$461K
Total Position
$1.6M
+212%
5.9%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$817K
Total Position
$2.4M
+388%
5.4%/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
Average
3.4% annual return
Occupancy
Strong
77% average occupancy
Nightly Rate
Good
$127 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Strong
3782 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Strong occupancy at 77% — consistent booking demand
Generous 3782 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.4% is near 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

57% occ.
3.7%
$1,675/mo
67% occ.
4.4%
$1,968/mo
77% occ.
5.0%
$2,262/mo
current
87% occ.
5.7%
$2,555/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.