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Detached house in Rua da Nora, Moncarapacho
Detached house in Rua da Nora, Moncarapacho — image 2Detached house in Rua da Nora, Moncarapacho — image 3Detached house in Rua da Nora, Moncarapacho — image 4Detached house in Rua da Nora, Moncarapacho — image 5
Grade Bvillamid-range

Detached house in Rua da Nora, Moncarapacho

Olhão · Eastern Algarve ·

€530,000

Asking Price (EUR)

3.2%

True Net Yield (Owner, all-in)

2.0%

True Net Yield (Managed, all-in)

4.8%

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: €29,549/yr
Average Daily Rate: €120
-7.0% vs area baselinePortuguese-traditional style (+5%), No pool (-12%)
Payback Period: 50.2 years
5-yr Capital Value: €614,415
10-yr Capital Value: €712,276
Brixfox Score: 64.5 / 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.

€615,495

+16.1% over asking

Asking price€530,000
IMT — Property transfer tax (investment schedule)€30,230
IS — Stamp duty (0.8%)€4,240
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,950
Total acquisition costs€43,670
Renovation (est. €55/m² × 175 m²)
Light touch-ups — paint, fixtures, deep clean.		€9,625
(€5,250–€14,000)
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)€615,495

Gross yield (asking price)

5.6%

True gross yield (all-in)

4.8%

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: 1
Building: 175 m²
Land: 500 m²
Style: portuguese-traditional
Condition: good
Year Built: 1986
Energy Certificate: F

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

covered outdoor patioartificial lawnwhite gravel path with stepping stones

Score Breakdown

ROI
7.96
Visual Appeal
12.2
Ownership Security
13
Location
8.4
Land & Space
11.81
Rental Demand
7.15
Payback Speed
0
STR Suitability
4

Description

3-Bedroom Villa with Sea View, Rooftop Terrace and Garage – Olhão Located in a მშვიდ and highly sought-after area, just 5 minutes from Praia dos Cavacos and 10 minutes from the center of Olhão, this charming single-storey villa combines comfort, brightness, and quality of life. Property Highlights: Spacious rooftop

Location

📍 37.0870°N, 7.7890°W

· Olhão, Algarve, Portugal

View this property on eXp Global Portugal →Listed via Idealista.pt
3-bedroom freehold villa in Olhão — photo 1 of 5
eXp Global Portugal
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 Rua da Nora, Moncarapacho

Olhão · Eastern Algarve · Ref BF-13403 Source verified · eXp Global Portugal · listed 2 Jun 2026
Asking price · Freehold
$576,087
View original listing
Ownership
Freehold
Bedrooms
3
Bathrooms
1
Built area
175 m²
Land
500 m²
True net yield
2.0%
≈ $2,267/mo net after costs & tax
5-yr total return (net + appreciation)
7.4% / yr avg
Payback in ~50 yrs from rent
Brixfox Score 65 · 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: 1986
Energy: F
Condition: good

Description

3-Bedroom Villa with Sea View, Rooftop Terrace and Garage – Olhão Located in a მშვიდ and highly sought-after area, just 5 minutes from Praia dos Cavacos and 10 minutes from the center of Olhão, this charming single-storey villa combines comfort, brightness, and quality of life. Property Highlights: Spacious rooftop

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)
$169/night
50% ($78)Brixfox estimate($169/night)200% ($311)
Occupancy
72%
10%Brixfox estimate(72%)100%

Short-Term Rental

Indicative
Yearly income
$21,208
Likely range $12,725 – $29,690
Airbnb data$169/night · 72% occupancy
Rental income
$169/night · 72% occ.
$40,784
Running costs (20%)
Utilities, cleaning, maintenance
-$8,157
Income tax (10%)
Indonesian rental income tax
-$11,419
Property tax
Annual property tax
-$0
Net income
3.7% ROI
$21,208

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

2.0%

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

Scenario
Pre-tax
After-tax
Owner-managed
4.1%
3.6%
Fully-managed
2.5%
2.0%
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

6.2%

Annual Revenue

$40,784

Income Tax / yr

$3,568

Payback

50 yrs

True All-In Cost
Asking price$576,087
IMT — transfer tax (non-resident 7.5%)$43,207
Stamp duty (0.8%)$4,609
Notary + registry$2,174
Legal$7,086
Furnishing + STR launch$27,174
All-in cost$660,336

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$3.0M$2.3M$1.5M$761K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $530K
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 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$645K
+22%
Rental Income
+$104K
Total Position
$748K
+41%
7.1%/yr
Year 10
Capital Value
$785K
+48%
Rental Income
+$224K
Total Position
$1.0M
+90%
6.6%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$524K
Total Position
$1.7M
+218%
6.0%/yr
Year 30
Capital Value
$1.7M
+224%
Rental Income
+$928K
Total Position
$2.6M
+399%
5.5%/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
3.7% annual return
Occupancy
Good
72% average occupancy
Nightly Rate
Good
$155 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Good
500 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 3.7% 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.
3.9%
$1,851/mo
62% occ.
4.6%
$2,210/mo
72% occ.
5.4%
$2,569/mo
current
82% occ.
6.1%
$2,929/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.