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Detached house in Moncarapacho
Grade Bvillaluxury

Detached house in Moncarapacho

Olhão · Eastern Algarve ·

€985,000

Asking Price (EUR)

2.7%

True Net Yield (Owner, all-in)

1.7%

True Net Yield (Managed, all-in)

3.9%

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: €43,198/yr
Average Daily Rate: €176
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 54.5 years
5-yr Capital Value: €1.1M
10-yr Capital Value: €1.3M
Brixfox Score: 60.4 / 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.

€1.1M

+13.8% over asking

Asking price€985,000
IMT — Property transfer tax (investment schedule)€59,100
IS — Stamp duty (0.8%)€7,880
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€14,775
Total acquisition costs€83,005
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)€1.1M

Gross yield (asking price)

4.4%

True gross yield (all-in)

3.9%

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
Building: 132 m²
Style: contemporary
Condition: new-build
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

rooftop terrace with private pooloutdoor showermodern lounge chairsdining area with breakfast setup

Score Breakdown

ROI
7.36
Visual Appeal
15.6
Ownership Security
13
Location
8.4
Land & Space
4.64
Rental Demand
7.37
Payback Speed
0
STR Suitability
4

Description

AND WHAT IF LUXURY WAS CALM, LIGHT, AND THE HORIZON… Today, I offer you much more than a property: a rare, confidential residence, nestled in the heart of the Ria Formosa, one of the most preserved environments in Portugal. An address designed for a discerning clientele, seeking a unique lifestyle: • A primary reside

Location

📍 37.0870°N, 7.7890°W

· Olhão, Algarve, Portugal

Visit IAD Portugal →Listed via Idealista.pt
3-bedroom freehold villa in Olhão — photo 1 of 1
IAD Portugal

Detached house in Moncarapacho

Olhão · Eastern Algarve · Ref BF-13482 Source verified · IAD Portugal · listed 2 Jun 2026
Asking price · Freehold
$1,070,652
View original listing
Ownership
Freehold
Bedrooms
3
Built area
132 m²
True net yield
1.8%
≈ $3,540/mo net after costs & tax
5-yr total return (net + appreciation)
6.7% / yr avg
Payback in ~54 yrs from rent
Brixfox Score 60 · 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

Condition: new-build

Description

AND WHAT IF LUXURY WAS CALM, LIGHT, AND THE HORIZON… Today, I offer you much more than a property: a rare, confidential residence, nestled in the heart of the Ria Formosa, one of the most preserved environments in Portugal. An address designed for a discerning clientele, seeking a unique lifestyle: • A primary reside

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)
$247/night
50% ($114)Brixfox estimate($247/night)200% ($454)
Occupancy
74%
10%Brixfox estimate(74%)100%

Short-Term Rental

Indicative
Yearly income
$31,944
Likely range $19,166 – $44,722
Airbnb data$247/night · 74% occupancy
Rental income
$247/night · 74% occ.
$61,430
Running costs (20%)
Utilities, cleaning, maintenance
-$12,286
Income tax (10%)
Indonesian rental income tax
-$17,201
Property tax
Annual property tax
-$0
Net income
3.0% ROI
$31,944

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

1.8%

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

Scenario
Pre-tax
After-tax
Owner-managed
3.5%
3.1%
Fully-managed
2.3%
1.8%
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

5.1%

Annual Revenue

$61,430

Income Tax / yr

$5,375

Payback

54 yrs

True All-In Cost
Asking price$1,070,652
IMT — transfer tax (non-resident 7.5%)$80,299
Stamp duty (0.8%)$8,565
Notary + registry$2,174
Legal$13,170
Furnishing + STR launch$27,174
All-in cost$1,202,034

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$5.3M$4.0M$2.6M$1.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $985K
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 24: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.2M
+22%
Rental Income
+$156K
Total Position
$1.4M
+38%
6.6%/yr
Year 10
Capital Value
$1.5M
+48%
Rental Income
+$337K
Total Position
$1.8M
+82%
6.2%/yr
Year 20
Capital Value
$2.2M
+119%
Rental Income
+$790K
Total Position
$2.9M
+199%
5.6%/yr
Year 30
Capital Value
$3.2M
+224%
Rental Income
+$1.4M
Total Position
$4.6M
+366%
5.3%/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
Weak
3.0% annual return
Occupancy
Good
74% average occupancy
Nightly Rate
Strong
$227 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $227 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.0% is below 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

54% occ.
3.2%
$2,820/mo
64% occ.
3.7%
$3,345/mo
74% occ.
4.3%
$3,870/mo
current
84% occ.
4.9%
$4,396/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.