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House in Moncarapacho
House in Moncarapacho — image 2House in Moncarapacho — image 3House in Moncarapacho — image 4House in Moncarapacho — image 5
Grade Bvillaluxury

House in Moncarapacho

Olhão · Eastern Algarve ·

€750,000

Asking Price (EUR)

3.1%

True Net Yield (Owner, all-in)

2.0%

True Net Yield (Managed, all-in)

4.5%

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: €39,073/yr
Average Daily Rate: €159
+23.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Luxury finish (+8%)
Payback Period: 46.4 years
5-yr Capital Value: €869,456
10-yr Capital Value: €1.0M
Brixfox Score: 61.8 / 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.

€866,800

+15.6% over asking

Asking price€750,000
IMT — Property transfer tax (investment schedule)€45,000
IS — Stamp duty (0.8%)€6,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,250
Total acquisition costs€63,500
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)€866,800

Gross yield (asking price)

5.2%

True gross yield (all-in)

4.5%

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: 4
Building: 214 m²
Land: 242 m²
Style: modern
Condition: excellent
Year Built: 2024
Energy Certificate: A+
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

private poolminimalist white architectureglass balcony railingsdecorative tiled wall

Score Breakdown

ROI
8.53
Visual Appeal
14.2
Ownership Security
13
Location
8.4
Land & Space
5.38
Rental Demand
7.26
Payback Speed
1
STR Suitability
4

Description

Discover this magnificent contemporary design villa overlooking the estuary, located just a 5-minute walk from the stunning Cavacos Beach. Ideal for lovers of water sports and hiking along the Olhão-Fuzeta ecovia in the Algarve, this property offers an exclusive lifestyle. On the first floor, the kitchen equipped with

Location

📍 37.0870°N, 7.7890°W

· Olhão, Algarve, Portugal

View this property on LUXIMOS Christie’s International Real Estate →Listed via Idealista.pt
3-bedroom freehold villa in Olhão — photo 1 of 5
LUXIMOS Christie’s International Real Estate
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

House in Moncarapacho

Olhão · Eastern Algarve · Ref BF-13164 Source verified · LUXIMOS Christie’s International Real Estate · listed 2 Jun 2026
Asking price · Freehold
$815,217
View original listing
Ownership
Freehold
Bedrooms
3
Bathrooms
4
Built area
214 m²
Land
242 m²
True net yield
2.2%
≈ $3,185/mo net after costs & tax
5-yr total return (net + appreciation)
7.2% / yr avg
Payback in ~46 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

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Airbnb Comp Analysis

Finding Airbnb comps...

Property details

Year built: 2024
Energy: A+
Condition: excellent

Description

Discover this magnificent contemporary design villa overlooking the estuary, located just a 5-minute walk from the stunning Cavacos Beach. Ideal for lovers of water sports and hiking along the Olhão-Fuzeta ecovia in the Algarve, this property offers an exclusive lifestyle. On the first floor, the kitchen equipped with

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)
$223/night
50% ($103)Brixfox estimate($223/night)200% ($411)
Occupancy
73%
10%Brixfox estimate(73%)100%

Short-Term Rental

Indicative
Yearly income
$28,469
Likely range $17,082 – $39,858
Airbnb data$223/night · 73% occupancy
Rental income
$223/night · 73% occ.
$54,749
Running costs (20%)
Utilities, cleaning, maintenance
-$10,950
Income tax (10%)
Indonesian rental income tax
-$15,330
Property tax
Annual property tax
-$0
Net income
3.5% ROI
$28,469

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

2.1%

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

Scenario
Pre-tax
After-tax
Owner-managed
4.1%
3.6%
Fully-managed
2.7%
2.1%
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

5.9%

Annual Revenue

$54,749

Income Tax / yr

$4,790

Payback

46 yrs

True All-In Cost
Asking price$815,217
IMT — transfer tax (non-resident 7.5%)$61,141
Stamp duty (0.8%)$6,522
Notary + registry$2,174
Legal$10,027
Furnishing + STR launch$27,174
All-in cost$922,255

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$4.2M$3.2M$2.1M$1.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $750K
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 21: 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
$912K
+22%
Rental Income
+$139K
Total Position
$1.1M
+40%
7.0%/yr
Year 10
Capital Value
$1.1M
+48%
Rental Income
+$300K
Total Position
$1.4M
+88%
6.5%/yr
Year 20
Capital Value
$1.6M
+119%
Rental Income
+$704K
Total Position
$2.3M
+213%
5.9%/yr
Year 30
Capital Value
$2.4M
+224%
Rental Income
+$1.2M
Total Position
$3.7M
+390%
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
3.5% annual return
Occupancy
Good
73% average occupancy
Nightly Rate
Strong
$205 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Average
242 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $205 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.5% 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

53% occ.
3.7%
$2,499/mo
63% occ.
4.4%
$2,974/mo
73% occ.
5.1%
$3,449/mo
current
83% occ.
5.8%
$3,924/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.