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Detached house, CM 1335, Moncarapacho e Fuseta, Olhão
Detached house, CM 1335, Moncarapacho e Fuseta, Olhão — image 2Detached house, CM 1335, Moncarapacho e Fuseta, Olhão — image 3Detached house, CM 1335, Moncarapacho e Fuseta, Olhão — image 4Detached house, CM 1335, Moncarapacho e Fuseta, Olhão — image 5
Grade C+villabudget

Detached house, CM 1335, Moncarapacho e Fuseta, Olhão

Olhão · Eastern Algarve ·

€280,000

Asking Price (EUR)

2.5%

True Net Yield (Owner, all-in)

1.2%

True Net Yield (Managed, all-in)

4.6%

True Gross Yield

41%

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: €17,009/yr
Average Daily Rate: €114
-34.0% vs area baselineImage quality 2/10 (-15%), Portuguese-traditional style (+5%), No pool (-12%), Budget finish (-12%)
Payback Period: 94.3 years
5-yr Capital Value: €324,597
10-yr Capital Value: €376,297
Brixfox Score: 49.6 / 100
Comparable Properties: 22
Data Confidence: 81%
Search Radius: 3 km

True Investment Cost

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

€371,137

+32.5% over asking

Asking price€280,000
IMT — Property transfer tax (investment schedule)€10,597
IS — Stamp duty (0.8%)€2,240
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,200
Total acquisition costs€18,287
Renovation (est. €900/m² × 60 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€54,000
(€42,000–€66,000)
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)€371,137

Gross yield (asking price)

6.1%

True gross yield (all-in)

4.6%

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: 2
Building: 60 m²
Land: 2900 m²
Style: portuguese-traditional
Condition: needs-renovation
Energy Certificate: Exempt

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional-tiled-frieze

Score Breakdown

ROI
4.24
Visual Appeal
3.8
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
4.11
Payback Speed
0
STR Suitability
4

Description

House to be restored in Sítio das Areias (Maragota-Moncarapacho), with a total area of 2920sqm. The house consists of a plot of 2900sqm, ground floor houses with five rooms (60m2) and a patio (460m2). There is no mains water, but there is a borehole. Located 14 km from Tavira and 12 km from Olhão.

Location

📍 37.0770°N, 7.7622°W

· Olhão, Algarve, Portugal

Visit ERA Tavira →Listed via Idealista.pt
2-bedroom freehold villa in Olhão — photo 1 of 5
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Detached house, CM 1335, Moncarapacho e Fuseta, Olhão

Olhão · Eastern Algarve · Ref BF-13406 Source verified · ERA Tavira · listed 2 Jun 2026
Asking price · Freehold
$304,348
View original listing
Ownership
Freehold
Bedrooms
2
Built area
60 m²
Land
2900 m²
True net yield
1.1%
≈ $1,015/mo net after costs & tax
5-yr total return (net + appreciation)
7.5% / yr avg
Payback in ~94 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: Exempt
Condition: needs-renovation

Description

House to be restored in Sítio das Areias (Maragota-Moncarapacho), with a total area of 2920sqm. The house consists of a plot of 2900sqm, ground floor houses with five rooms (60m2) and a patio (460m2). There is no mains water, but there is a borehole. Located 14 km from Tavira and 12 km from Olhão.

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)
$160/night
50% ($73)Brixfox estimate($160/night)200% ($294)
Occupancy
41%
10%Brixfox estimate(41%)100%

Short-Term Rental

Indicative
Yearly income
$11,520
Likely range $6,912 – $16,127
Airbnb data$160/night · 41% occupancy
Rental income
$160/night · 41% occ.
$22,153
Running costs (20%)
Utilities, cleaning, maintenance
-$4,431
Income tax (10%)
Indonesian rental income tax
-$6,203
Property tax
Annual property tax
-$0
Net income
3.8% ROI
$11,520

Investment Returns

After-tax net yield · all-in cost basis

Approx. location

Net Yield · Fully-Managed · After Tax

1.1%

on all-in cost of $362,967

Scenario
Pre-tax
After-tax
Owner-managed
3.4%
2.8%
Fully-managed
1.6%
1.1%
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

6.1%

Annual Revenue

$22,153

Income Tax / yr

$1,938

Payback

94 yrs

True All-In Cost
Asking price$304,348
IMT — transfer tax (non-resident 7.5%)$22,826
Stamp duty (0.8%)$2,435
Notary + registry$2,174
Legal$4,011
Furnishing + STR launch$27,174
All-in cost$362,967

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$1.6M$1.2M$812K$406K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $280K
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 20: 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
$341K
+22%
Rental Income
+$56K
Total Position
$397K
+42%
7.2%/yr
Year 10
Capital Value
$414K
+48%
Rental Income
+$121K
Total Position
$536K
+91%
6.7%/yr
Year 20
Capital Value
$614K
+119%
Rental Income
+$285K
Total Position
$898K
+221%
6.0%/yr
Year 30
Capital Value
$908K
+224%
Rental Income
+$504K
Total Position
$1.4M
+404%
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
3.8% annual return
Occupancy
Weak
41% average occupancy
Nightly Rate
Good
$147 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Strong
2900 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Generous 2900 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 3.8% 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

30% occ.
4.0%
$1,020/mo
40% occ.
5.4%
$1,360/mo
41% occ.
5.5%
$1,396/mo
current
51% occ.
6.8%
$1,736/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.