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Detached house in Em1328, 32, Moncarapacho
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Grade B+villamid-range

Detached house in Em1328, 32, Moncarapacho

Olhão · Eastern Algarve ·

€600,000

Asking Price (EUR)

5.4%

True Net Yield (Owner, all-in)

3.6%

True Net Yield (Managed, all-in)

7.1%

True Gross Yield

66%

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: €49,578/yr
Average Daily Rate: €204
Payback Period: 27.6 years
5-yr Capital Value: €695,564
10-yr Capital Value: €806,350
Brixfox Score: 68.5 / 100
Comparable Properties: 30
Data Confidence: 75%
Search Radius: 6 km

True Investment Cost

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

€693,600

+15.6% over asking

Asking price€600,000
IMT — Property transfer tax (investment schedule)€35,830
IS — Stamp duty (0.8%)€4,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€9,000
Total acquisition costs€50,880
Renovation (est. €55/m² × 94 m²)
Light touch-ups — paint, fixtures, deep clean.		€5,170
(€2,820–€7,520)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€37,550
All-in investment (incl. renovation & furnishing)€693,600

Gross yield (asking price)

8.3%

True gross yield (all-in)

7.1%

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: 4
Bathrooms: 1
Building: 94 m²
Land: 8040 m²
Style: portuguese-traditional
Condition: good
Year Built: 1970
Energy Certificate: F
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

coastal proximityurban integration

Score Breakdown

ROI
13.67
Visual Appeal
8.8
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
6.64
Payback Speed
2
STR Suitability
4

Description

Between Olhão and Fuzeta, south of the EN125 and just 200 meters from the Ria Formosa, you will find this 1970 villa set in a generous plot of 8,040 m², fully fenced and with several fruit trees. The property currently has 94.4 m² built, but has a total urban area of 840 m², representing a unique opportunity for expan

Location

📍 37.0401°N, 7.7925°W

· Olhão, Algarve, Portugal

Listed by Buy Portugal Real Estate via Idealista.pt
4-bedroom freehold villa in Olhão — photo 1 of 5
Idealista.pt
4-bedroom freehold villa in Olhão — photo 2 of 5
4-bedroom freehold villa in Olhão — photo 3 of 5
4-bedroom freehold villa in Olhão — photo 4 of 5
4-bedroom freehold villa in Olhão — photo 5 of 5

Detached house in Em1328, 32, Moncarapacho

Olhão · Eastern Algarve · Ref BF-13435 Source verified · Idealista.pt · listed 3 Jun 2026
Asking price · Freehold
$652,174
Ownership
Freehold
Bedrooms
4
Bathrooms
1
Built area
94 m²
Land
8040 m²
True net yield
3.6%
≈ $4,027/mo net after costs & tax
5-yr total return (net + appreciation)
8.9% / yr avg
Payback in ~28 yrs from rent
Brixfox Score 69 · 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: 1970
Energy: F
Condition: good

Description

Between Olhão and Fuzeta, south of the EN125 and just 200 meters from the Ria Formosa, you will find this 1970 villa set in a generous plot of 8,040 m², fully fenced and with several fruit trees. The property currently has 94.4 m² built, but has a total urban area of 840 m², representing a unique opportunity for expan

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)
$288/night
50% ($132)Brixfox estimate($288/night)200% ($529)
Occupancy
66%
10%Brixfox estimate(66%)100%

Short-Term Rental

Indicative
Yearly income
$33,582
Likely range $20,149 – $47,015
Airbnb data$288/night · 66% occupancy
Rental income
$288/night · 66% occ.
$64,582
Running costs (20%)
Utilities, cleaning, maintenance
-$12,916
Income tax (10%)
Indonesian rental income tax
-$18,083
Property tax
Annual property tax
-$0
Net income
5.1% ROI
$33,582

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

3.6%

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

Scenario
Pre-tax
After-tax
Owner-managed
6.5%
5.7%
Fully-managed
4.4%
3.6%
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

8.7%

Annual Revenue

$64,582

Income Tax / yr

$5,651

Payback

28 yrs

True All-In Cost
Asking price$652,174
IMT — transfer tax (non-resident 7.5%)$48,913
Stamp duty (0.8%)$5,217
Notary + registry$2,174
Legal$8,022
Furnishing + STR launch$27,174
All-in cost$743,674

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$3.9M$2.9M$2.0M$982K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $600K
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 16: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$730K
+22%
Rental Income
+$164K
Total Position
$894K
+49%
8.3%/yr
Year 10
Capital Value
$888K
+48%
Rental Income
+$354K
Total Position
$1.2M
+107%
7.5%/yr
Year 20
Capital Value
$1.3M
+119%
Rental Income
+$830K
Total Position
$2.1M
+257%
6.6%/yr
Year 30
Capital Value
$1.9M
+224%
Rental Income
+$1.5M
Total Position
$3.4M
+469%
6.0%/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
Good
5.1% annual return
Occupancy
Good
66% average occupancy
Nightly Rate
Strong
$265 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Strong
8040 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $265 — positioned in the top tier
Generous 8040 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

46% occ.
5.2%
$2,844/mo
56% occ.
6.4%
$3,456/mo
66% occ.
7.5%
$4,069/mo
current
76% occ.
8.6%
$4,681/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.