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Estate in Moncarapacho
Estate in Moncarapacho — image 2Estate in Moncarapacho — image 3Estate in Moncarapacho — image 4Estate in Moncarapacho — image 5
Grade A+villaluxury

Estate in Moncarapacho

Olhão · Eastern Algarve ·

€249,500

Asking Price (EUR)

8.8%

True Net Yield (Owner, all-in)

5.9%

True Net Yield (Managed, all-in)

11.6%

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: €36,818/yr
Average Daily Rate: €150
+16.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Luxury finish (+8%)
Payback Period: 15.0 years
5-yr Capital Value: €289,239
10-yr Capital Value: €335,307
Brixfox Score: 86.6 / 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.

€318,251

+27.6% 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€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€53,300
All-in investment (incl. renovation & furnishing)€318,251

Gross yield (asking price)

14.8%

True gross yield (all-in)

11.6%

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: 3
Bathrooms: 1
Building: 350 m²
Land: 1000 m²
Style: portuguese-traditional
Condition: excellent
Year Built: 1933
Energy Certificate: Exempt
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

outdoor kitchen with fireplacepergola dining areaprivate swimming pooltraditional Portuguese architecture

Score Breakdown

ROI
22.36
Visual Appeal
14.8
Ownership Security
13
Location
8.4
Land & Space
11.81
Rental Demand
7.26
Payback Speed
5
STR Suitability
4

Description

Exclusive Retreat in Bias do Norte: Your Life Project or Investment in the Authentic Algarve Premium Location | Unlimited Potential | Countryside and Sea Located in the prestigious area of Bias do Norte, between the rural charm of Moncarapacho and the crystal-clear beaches of Fuseta, we present a property that combin

Location

📍 37.0870°N, 7.7890°W

· Olhão, Algarve, Portugal

Listed by TuaCasa Olhão & HolidaysPT via Idealista.pt
3-bedroom freehold villa in Olhão — photo 1 of 5
Idealista.pt
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

Estate in Moncarapacho

Olhão · Eastern Algarve · Ref BF-13457 Source verified · Idealista.pt · listed 2 Jun 2026
Asking price · Freehold
$271,196
Ownership
Freehold
Bedrooms
3
Bathrooms
1
Built area
350 m²
Land
1000 m²
True net yield
6.7%
≈ $3,270/mo net after costs & tax
5-yr total return (net + appreciation)
13.7% / yr avg
Payback in ~15 yrs from rent
Brixfox Score 87 · A+

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: 1933
Energy: Exempt
Condition: excellent

Description

Exclusive Retreat in Bias do Norte: Your Life Project or Investment in the Authentic Algarve Premium Location | Unlimited Potential | Countryside and Sea Located in the prestigious area of Bias do Norte, between the rural charm of Moncarapacho and the crystal-clear beaches of Fuseta, we present a property that combin

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)
$210/night
50% ($97)Brixfox estimate($210/night)200% ($387)
Occupancy
73%
10%Brixfox estimate(73%)100%

Short-Term Rental

Indicative
Yearly income
$26,850
Likely range $16,110 – $37,589
Airbnb data$210/night · 73% occupancy
Rental income
$210/night · 73% occ.
$51,634
Running costs (20%)
Utilities, cleaning, maintenance
-$10,327
Income tax (10%)
Indonesian rental income tax
-$14,457
Property tax
Annual property tax
-$0
Net income
9.9% ROI
$26,850

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

6.7%

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

Scenario
Pre-tax
After-tax
Owner-managed
12.0%
10.6%
Fully-managed
8.1%
6.7%
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

15.8%

Annual Revenue

$51,634

Income Tax / yr

$4,518

Payback

15 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.

$2.3M$1.7M$1.1M$571K$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 9: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$304K
+22%
Rental Income
+$131K
Total Position
$435K
+74%
11.7%/yr
Year 10
Capital Value
$369K
+48%
Rental Income
+$283K
Total Position
$652K
+162%
10.1%/yr
Year 20
Capital Value
$547K
+119%
Rental Income
+$664K
Total Position
$1.2M
+385%
8.2%/yr
Year 30
Capital Value
$809K
+224%
Rental Income
+$1.2M
Total Position
$2.0M
+695%
7.2%/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
Strong
9.9% annual return
Occupancy
Good
73% average occupancy
Nightly Rate
Good
$194 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
1000 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 9.9% — outperforms most villas in this market
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 1000 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
STR zoning not confirmed — verify before purchasing for short-term rental use

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

53% occ.
10.4%
$2,356/mo
63% occ.
12.4%
$2,805/mo
73% occ.
14.4%
$3,253/mo
current
83% occ.
16.4%
$3,701/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.