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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 Bvillaluxury

Detached house in Moncarapacho

Olhão · Eastern Algarve ·

€2M

Asking Price (EUR)

1.0%

True Net Yield (Owner, all-in)

0.5%

True Net Yield (Managed, all-in)

1.8%

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: €40,017/yr
Average Daily Rate: €163
+26.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Luxury finish (+8%)
Payback Period: 208.1 years
5-yr Capital Value: €2.3M
10-yr Capital Value: €2.7M
Brixfox Score: 59.6 / 100
Comparable Properties: 7
Data Confidence: 63%
Search Radius: 6 km

True Investment Cost

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

€2.3M

+12.5% over asking

Asking price€2M
IMT — Property transfer tax (investment schedule)€150,000
IS — Stamp duty (0.8%)€16,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€30,000
Total acquisition costs€197,250
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€53,300
All-in investment (incl. renovation & furnishing)€2.3M

Gross yield (asking price)

2.0%

True gross yield (all-in)

1.8%

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: 5
Building: 428 m²
Land: 612 m²
Style: modern
Condition: new-build
Energy Certificate: A+
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large outdoor decking areaprivate swimming poolminimalist white facadeglass balcony railings

Score Breakdown

ROI
1.92
Visual Appeal
15
Ownership Security
13
Location
8.4
Land & Space
9.91
Rental Demand
7.37
Payback Speed
0
STR Suitability
4

Description

House of 2 floors with basement of the dimension of the implantation area, with swimming pool with barbecue area and terrace, garden area and garage. On the ground floor, the villa consists of a fully equipped kitchen with appliances built into open-space with the living room / dining room; a laundry/storage area; a ba

Location

📍 37.0870°N, 7.7890°W

· Olhão, Algarve, Portugal

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

Detached house in Moncarapacho

Olhão · Eastern Algarve · Ref BF-12997 Source verified · Idealista.pt · listed 3 May 2026
Asking price · Freehold
$2,173,913
Ownership
Freehold
Bedrooms
3
Bathrooms
5
Built area
428 m²
Land
612 m²
True net yield
0.5%
≈ $2,545/mo net after costs & tax
5-yr total return (net + appreciation)
5.1% / yr avg
Payback in ~208 yrs from rent
Brixfox Score 60 · 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: A+
Condition: new-build

Description

House of 2 floors with basement of the dimension of the implantation area, with swimming pool with barbecue area and terrace, garden area and garage. On the ground floor, the villa consists of a fully equipped kitchen with appliances built into open-space with the living room / dining room; a laundry/storage area; a ba

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)
$229/night
50% ($105)Brixfox estimate($229/night)200% ($421)
Occupancy
74%
10%Brixfox estimate(74%)100%

Short-Term Rental

Indicative
Yearly income
$29,595
Likely range $17,758 – $41,434
Airbnb data$229/night · 74% occupancy
Rental income
$229/night · 74% occ.
$56,914
Running costs (20%)
Utilities, cleaning, maintenance
-$11,383
Income tax (10%)
Indonesian rental income tax
-$15,936
Property tax
Annual property tax
-$0
Net income
1.4% ROI
$29,595

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

0.5%

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

Scenario
Pre-tax
After-tax
Owner-managed
1.3%
1.1%
Fully-managed
0.7%
0.5%
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

2.4%

Annual Revenue

$56,914

Income Tax / yr

$4,980

Payback

—

True All-In Cost
Asking price$2,173,913
IMT — transfer tax (non-resident 7.5%)$163,043
Stamp duty (0.8%)$17,391
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$2,397,065

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$8.9M$6.7M$4.5M$2.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $2.0M
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.
2x return
Year 15: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.4M
+22%
Rental Income
+$145K
Total Position
$2.6M
+29%
5.2%/yr
Year 10
Capital Value
$3.0M
+48%
Rental Income
+$312K
Total Position
$3.3M
+64%
5.0%/yr
Year 20
Capital Value
$4.4M
+119%
Rental Income
+$732K
Total Position
$5.1M
+156%
4.8%/yr
Year 30
Capital Value
$6.5M
+224%
Rental Income
+$1.3M
Total Position
$7.8M
+289%
4.6%/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
Weak
1.4% annual return
Occupancy
Good
74% average occupancy
Nightly Rate
Strong
$210 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
612 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $210 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 612 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.4% is below the market average — model your cashflow carefully

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

54% occ.
1.4%
$2,612/mo
64% occ.
1.7%
$3,099/mo
74% occ.
2.0%
$3,586/mo
current
84% occ.
2.2%
$4,073/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.