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Detached house in Em516-2, Moncarapacho
Detached house in Em516-2, Moncarapacho — image 2Detached house in Em516-2, Moncarapacho — image 3Detached house in Em516-2, Moncarapacho — image 4Detached house in Em516-2, Moncarapacho — image 5
Grade C+villabudget

Detached house in Em516-2, Moncarapacho

Olhão · Eastern Algarve ·

€360,000

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: €17,470/yr
Average Daily Rate: €71
-54.0% vs area baselineImage quality 2/10 (-15%), Dated style (-15%), No pool (-12%), Budget finish (-12%)
Payback Period: 112.9 years
5-yr Capital Value: €417,339
10-yr Capital Value: €483,810
Brixfox Score: 50.1 / 100
Comparable Properties: 11
Data Confidence: 68%
Search Radius: 4 km

True Investment Cost

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

€945,010

+162.5% over asking

Asking price€360,000
IMT — Property transfer tax (investment schedule)€16,630
IS — Stamp duty (0.8%)€2,880
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,400
Total acquisition costs€26,160
Renovation (est. €900/m² × 600 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€540,000
(€420,000–€660,000)
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)€945,010

Gross yield (asking price)

4.8%

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: 2
Building: 600 m²
Land: 21880 m²
Style: dated
Condition: needs-renovation
Energy Certificate: In process

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
3.56
Visual Appeal
2.2
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
6.97
Payback Speed
0
STR Suitability
4

Description

**Unique Opportunity in Moncarapacho! ** Discover this magnificent detached property, located in Moncarapacho, just minutes from the stunning beaches of Fuseta and the Ria Formosa. With an extensive plot of 21,880 m², this is the perfect opportunity for those seeking space for agriculture, leisure, or sustainable proj

Location

📍 37.0762°N, 7.7755°W

· Olhão, Algarve, Portugal

Listed by Monte Figo - Mediação Imobiliária José Gonçalves 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 Em516-2, Moncarapacho

Olhão · Eastern Algarve · Ref BF-13290 Source verified · Idealista.pt · listed 3 Jun 2026
Asking price · Freehold
$391,304
Ownership
Freehold
Bedrooms
2
Built area
600 m²
Land
21880 m²
True net yield
0.9%
≈ $1,068/mo net after costs & tax
5-yr total return (net + appreciation)
6.9% / yr avg
Payback in ~113 yrs from rent
Brixfox Score 50 · 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

Energy: In process
Condition: needs-renovation

Description

**Unique Opportunity in Moncarapacho! ** Discover this magnificent detached property, located in Moncarapacho, just minutes from the stunning beaches of Fuseta and the Ria Formosa. With an extensive plot of 21,880 m², this is the perfect opportunity for those seeking space for agriculture, leisure, or sustainable proj

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)
$100/night
50% ($46)Brixfox estimate($100/night)200% ($184)
Occupancy
70%
10%Brixfox estimate(70%)100%

Short-Term Rental

Indicative
Yearly income
$12,231
Likely range $7,339 – $17,124
Airbnb data$100/night · 70% occupancy
Rental income
$100/night · 70% occ.
$23,522
Running costs (20%)
Utilities, cleaning, maintenance
-$4,704
Income tax (10%)
Indonesian rental income tax
-$6,586
Property tax
Annual property tax
-$0
Net income
3.1% ROI
$12,231

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

0.9%

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

Scenario
Pre-tax
After-tax
Owner-managed
2.8%
2.4%
Fully-managed
1.3%
0.9%
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

5.1%

Annual Revenue

$23,522

Income Tax / yr

$2,058

Payback

—

True All-In Cost
Asking price$391,304
IMT — transfer tax (non-resident 7.5%)$29,348
Stamp duty (0.8%)$3,130
Notary + registry$2,174
Legal$4,813
Furnishing + STR launch$27,174
All-in cost$457,943

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$2.0M$1.5M$979K$490K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $360K
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
$438K
+22%
Rental Income
+$60K
Total Position
$498K
+38%
6.7%/yr
Year 10
Capital Value
$533K
+48%
Rental Income
+$129K
Total Position
$662K
+84%
6.3%/yr
Year 20
Capital Value
$789K
+119%
Rental Income
+$302K
Total Position
$1.1M
+203%
5.7%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$535K
Total Position
$1.7M
+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

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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
70% average occupancy
Nightly Rate
Average
$92 per night
Visual Appeal
Weak
1/10 instagrammability
Size & Space
Strong
21880 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Generous 21880 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 3.1% 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

50% occ.
3.2%
$1,057/mo
60% occ.
3.9%
$1,269/mo
70% occ.
4.5%
$1,482/mo
current
80% occ.
5.2%
$1,695/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.