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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 B+villamid-range

Detached house in Moncarapacho

Olhão · Eastern Algarve ·

€494,000

Asking Price (EUR)

3.9%

True Net Yield (Owner, all-in)

2.4%

True Net Yield (Managed, all-in)

5.6%

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: €31,782/yr
Average Daily Rate: €129
Payback Period: 40.4 years
5-yr Capital Value: €572,681
10-yr Capital Value: €663,895
Brixfox Score: 66.5 / 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.

€566,162

+14.6% 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€0 — move-in ready
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,200
All-in investment (incl. renovation & furnishing)€566,162

Gross yield (asking price)

6.4%

True gross yield (all-in)

5.6%

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: contemporary
Condition: excellent
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

geometric console tablelarge abstract tree artwork

Score Breakdown

ROI
9.65
Visual Appeal
12.2
Ownership Security
13
Location
8.4
Land & Space
11.12
Rental Demand
7.15
Payback Speed
1
STR Suitability
4

Description

Villa with open yard with storage area, terrace with flowerbeds, in a very quiet area overlooking the countryside and near the Ria Formosa. The villa consists of a fully equipped kitchen with built-in appliances, in open-space with the dining room and living room; a laundry/storage area; a full bathroom with bathtub an

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-13010 Source verified · Idealista.pt · listed 2 Jun 2026
Asking price · Freehold
$536,957
Ownership
Freehold
Bedrooms
3
Bathrooms
2
Built area
163 m²
Land
460 m²
True net yield
2.5%
≈ $2,523/mo net after costs & tax
5-yr total return (net + appreciation)
8.0% / yr avg
Payback in ~40 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

Energy: D
Condition: excellent

Description

Villa with open yard with storage area, terrace with flowerbeds, in a very quiet area overlooking the countryside and near the Ria Formosa. The villa consists of a fully equipped kitchen with built-in appliances, in open-space with the dining room and living room; a laundry/storage area; a full bathroom with bathtub an

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)
$181/night
50% ($83)Brixfox estimate($181/night)200% ($334)
Occupancy
72%
10%Brixfox estimate(72%)100%

Short-Term Rental

Indicative
Yearly income
$22,804
Likely range $13,683 – $31,926
Airbnb data$181/night · 72% occupancy
Rental income
$181/night · 72% occ.
$43,854
Running costs (20%)
Utilities, cleaning, maintenance
-$8,771
Income tax (10%)
Indonesian rental income tax
-$12,279
Property tax
Annual property tax
-$0
Net income
4.2% ROI
$22,804

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

2.5%

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

Scenario
Pre-tax
After-tax
Owner-managed
4.9%
4.3%
Fully-managed
3.1%
2.5%
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

7.1%

Annual Revenue

$43,854

Income Tax / yr

$3,837

Payback

40 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.

$3.0M$2.2M$1.5M$748K$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 19: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$601K
+22%
Rental Income
+$111K
Total Position
$712K
+44%
7.6%/yr
Year 10
Capital Value
$731K
+48%
Rental Income
+$241K
Total Position
$972K
+97%
7.0%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$564K
Total Position
$1.6M
+233%
6.2%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$998K
Total Position
$2.6M
+426%
5.7%/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
4.2% annual return
Occupancy
Good
72% average occupancy
Nightly Rate
Good
$167 per night
Visual Appeal
Good
6/10 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 4.2% is near 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

52% occ.
4.4%
$1,990/mo
62% occ.
5.3%
$2,376/mo
72% occ.
6.2%
$2,763/mo
current
82% occ.
7.0%
$3,149/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.