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Detached house in Em1328, 662 f, Moncarapacho
Detached house in Em1328, 662 f, Moncarapacho — image 2Detached house in Em1328, 662 f, Moncarapacho — image 3Detached house in Em1328, 662 f, Moncarapacho — image 4Detached house in Em1328, 662 f, Moncarapacho — image 5
Grade C+villabudget

Detached house in Em1328, 662 f, Moncarapacho

Olhão · Eastern Algarve ·

€494,000

Asking Price (EUR)

2.2%

True Net Yield (Owner, all-in)

1.2%

True Net Yield (Managed, all-in)

3.5%

True Gross Yield

65%

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: €24,780/yr
Average Daily Rate: €104
-48.0% vs area baselineImage quality 4/10 (-9%), Dated style (-15%), No pool (-12%), Budget finish (-12%)
Payback Period: 74.5 years
5-yr Capital Value: €572,681
10-yr Capital Value: €663,895
Brixfox Score: 53.8 / 100
Comparable Properties: 28
Data Confidence: 75%
Search Radius: 6 km

True Investment Cost

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

€702,862

+42.3% over asking

Asking price€494,000
IMT — Property transfer tax (investment schedule)€27,350
IS — Stamp duty (0.8%)€3,952
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,410
Total acquisition costs€39,962
Renovation (est. €900/m² × 163 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€146,700
(€114,100–€179,300)
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)€702,862

Gross yield (asking price)

5.0%

True gross yield (all-in)

3.5%

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
Bathrooms: 2
Building: 163 m²
Land: 460 m²
Style: dated
Condition: needs-renovation
Year Built: 1951
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
5.36
Visual Appeal
5.4
Ownership Security
13
Location
8.4
Land & Space
11.12
Rental Demand
6.54
Payback Speed
0
STR Suitability
4

Description

3 bedroom house, completely renovated, patio overlooking the Ria Formosa - 5 minutes from the beach - Olhão - Quatrim Sul. If you are looking to live in a quiet place, with outdoor space, but you don't want to give up being close to the city and just 5 minutes from the beach, look no further because this is the house

Location

📍 37.0435°N, 7.7931°W

· Olhão, Algarve, Portugal

Visit Casas do Sotavento →Listed via Idealista.pt
3-bedroom freehold villa in Olhão — photo 1 of 5
Casas do Sotavento
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3-bedroom freehold villa in Olhão — photo 5 of 5

Detached house in Em1328, 662 f, Moncarapacho

Olhão · Eastern Algarve · Ref BF-12992 Source verified · Casas do Sotavento · listed 3 Jun 2026
Asking price · Freehold
$536,957
View original listing
Ownership
Freehold
Bedrooms
3
Bathrooms
2
Built area
163 m²
Land
460 m²
True net yield
1.3%
≈ $1,645/mo net after costs & tax
5-yr total return (net + appreciation)
6.9% / yr avg
Payback in ~74 yrs from rent
Brixfox Score 54 · 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

Year built: 1951
Energy: D
Condition: needs-renovation

Description

3 bedroom house, completely renovated, patio overlooking the Ria Formosa - 5 minutes from the beach - Olhão - Quatrim Sul. If you are looking to live in a quiet place, with outdoor space, but you don't want to give up being close to the city and just 5 minutes from the beach, look no further because this is the house

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)
$146/night
50% ($67)Brixfox estimate($146/night)200% ($269)
Occupancy
65%
10%Brixfox estimate(65%)100%

Short-Term Rental

Indicative
Yearly income
$16,781
Likely range $10,068 – $23,493
Airbnb data$146/night · 65% occupancy
Rental income
$146/night · 65% occ.
$32,271
Running costs (20%)
Utilities, cleaning, maintenance
-$6,454
Income tax (10%)
Indonesian rental income tax
-$9,036
Property tax
Annual property tax
-$0
Net income
3.1% ROI
$16,781

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

1.3%

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

Scenario
Pre-tax
After-tax
Owner-managed
3.2%
2.7%
Fully-managed
1.8%
1.3%
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

5.2%

Annual Revenue

$32,271

Income Tax / yr

$2,824

Payback

74 yrs

True All-In Cost
Asking price$536,957
IMT — transfer tax (non-resident 7.5%)$40,272
Stamp duty (0.8%)$4,296
Notary + registry$2,174
Legal$6,604
Furnishing + STR launch$27,174
All-in cost$617,476

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$2.7M$2.0M$1.3M$672K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $494K
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 23: 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
$601K
+22%
Rental Income
+$82K
Total Position
$683K
+38%
6.7%/yr
Year 10
Capital Value
$731K
+48%
Rental Income
+$177K
Total Position
$908K
+84%
6.3%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$415K
Total Position
$1.5M
+203%
5.7%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$734K
Total Position
$2.3M
+373%
5.3%/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
3.1% annual return
Occupancy
Good
65% average occupancy
Nightly Rate
Good
$134 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Good
460 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.1% 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

45% occ.
3.2%
$1,411/mo
55% occ.
3.8%
$1,722/mo
65% occ.
4.5%
$2,033/mo
current
75% occ.
5.2%
$2,344/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.