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Semi-detached house in Em1325, Moncarapacho
Semi-detached house in Em1325, Moncarapacho — image 2Semi-detached house in Em1325, Moncarapacho — image 3Semi-detached house in Em1325, Moncarapacho — image 4Semi-detached house in Em1325, Moncarapacho — image 5
Grade B+villamid-range

Semi-detached house in Em1325, Moncarapacho

Olhão · Eastern Algarve ·

€249,500

Asking Price (EUR)

6.3%

True Net Yield (Owner, all-in)

4.0%

True Net Yield (Managed, all-in)

8.8%

True Gross Yield

61%

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: €30,787/yr
Average Daily Rate: €139
-3.0% vs area baselineImage quality 5/10 (-6%), Portuguese-traditional style (+5%), No pool (-12%), Has view (+10%)
Payback Period: 21.9 years
5-yr Capital Value: €289,239
10-yr Capital Value: €335,307
Brixfox Score: 70.5 / 100
Comparable Properties: 7
Data Confidence: 65%
Search Radius: 4 km

True Investment Cost

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

€349,551

+40.1% over asking

Asking price€249,500
IMT — Property transfer tax (investment schedule)€8,462
IS — Stamp duty (0.8%)€1,996
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,743
Total acquisition costs€15,451
Renovation (est. €350/m² × 165 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€57,750
(€41,250–€74,250)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€26,850
All-in investment (incl. renovation & furnishing)€349,551

Gross yield (asking price)

12.3%

True gross yield (all-in)

8.8%

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
Bathrooms: 1
Building: 165 m²
Land: 1000 m²
Style: portuguese-traditional
Condition: fair
Year Built: 1950
Energy Certificate: Exempt
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
16.68
Visual Appeal
7.4
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
6.06
Payback Speed
3
STR Suitability
4

Description

FUZETA/OLHAO HOUSE TO RENOVATE Unique Opportunity: House with 1000 m² Land near amenities Discover the potential of this house located in a privileged location! With a generous plot of 1000 m², this property is located close to all amenities, just 5 minutes from the stunning beaches and best restaurants in the region.

Location

📍 37.0640°N, 7.7919°W

· Olhão, Algarve, Portugal

Listed by António Ribeiro 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

Semi-detached house in Em1325, Moncarapacho

Olhão · Eastern Algarve · Ref BF-13401 Source verified · Idealista.pt · listed 3 Jun 2026
Asking price · Freehold
$271,196
Ownership
Freehold
Bedrooms
2
Bathrooms
1
Built area
165 m²
Land
1000 m²
True net yield
4.6%
≈ $2,396/mo net after costs & tax
5-yr total return (net + appreciation)
11.4% / yr avg
Payback in ~22 yrs from rent
Brixfox Score 71 · 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: 1950
Energy: Exempt
Condition: fair

Description

FUZETA/OLHAO HOUSE TO RENOVATE Unique Opportunity: House with 1000 m² Land near amenities Discover the potential of this house located in a privileged location! With a generous plot of 1000 m², this property is located close to all amenities, just 5 minutes from the stunning beaches and best restaurants in the region.

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)
$196/night
50% ($90)Brixfox estimate($196/night)200% ($360)
Occupancy
61%
10%Brixfox estimate(61%)100%

Short-Term Rental

Indicative
Yearly income
$20,853
Likely range $12,512 – $29,193
Airbnb data$196/night · 61% occupancy
Rental income
$196/night · 61% occ.
$40,101
Running costs (20%)
Utilities, cleaning, maintenance
-$8,020
Income tax (10%)
Indonesian rental income tax
-$11,228
Property tax
Annual property tax
-$0
Net income
7.7% ROI
$20,853

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

4.6%

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

Scenario
Pre-tax
After-tax
Owner-managed
8.8%
7.7%
Fully-managed
5.6%
4.6%
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

12.3%

Annual Revenue

$40,101

Income Tax / yr

$3,509

Payback

22 yrs

True All-In Cost
Asking price$271,196
IMT — transfer tax (non-resident 7.5%)$20,340
Stamp duty (0.8%)$2,170
Notary + registry$2,174
Legal$4,011
Furnishing + STR launch$27,174
All-in cost$327,064

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$2.0M$1.5M$990K$495K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $250K
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 12: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$304K
+22%
Rental Income
+$102K
Total Position
$405K
+62%
10.2%/yr
Year 10
Capital Value
$369K
+48%
Rental Income
+$220K
Total Position
$589K
+136%
9.0%/yr
Year 20
Capital Value
$547K
+119%
Rental Income
+$515K
Total Position
$1.1M
+326%
7.5%/yr
Year 30
Capital Value
$809K
+224%
Rental Income
+$913K
Total Position
$1.7M
+590%
6.7%/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
Good
7.7% annual return
Occupancy
Good
61% average occupancy
Nightly Rate
Good
$180 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Strong
1000 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Generous 1000 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
Visual appeal is below average — photos may not compete well on Airbnb listings

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

41% occ.
7.5%
$1,693/mo
51% occ.
9.3%
$2,110/mo
61% occ.
11.2%
$2,527/mo
current
71% occ.
13.0%
$2,943/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.