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Estate in Estrada M1313, Nn, Moncarapacho e Fuseta, Olhão
Grade Bvillamid-range

Estate in Estrada M1313, Nn, Moncarapacho e Fuseta, Olhão

Olhão · Eastern Algarve ·

€590,000

Asking Price (EUR)

2.9%

True Net Yield (Owner, all-in)

1.8%

True Net Yield (Managed, all-in)

4.3%

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: €29,210/yr
Average Daily Rate: €119
+3.0% vs area baselinePortuguese-traditional style (+5%), No pool (-12%), Has view (+10%)
Payback Period: 50.1 years
5-yr Capital Value: €683,972
10-yr Capital Value: €792,911
Brixfox Score: 58.6 / 100
Comparable Properties: 14
Data Confidence: 69%
Search Radius: 6 km

True Investment Cost

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

€675,500

+14.5% over asking

Asking price€590,000
IMT — Property transfer tax (investment schedule)€35,030
IS — Stamp duty (0.8%)€4,720
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,850
Total acquisition costs€49,850
Renovation (est. €55/m² × 160 m²)
Light touch-ups — paint, fixtures, deep clean.		€8,800
(€4,800–€12,800)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€26,850
All-in investment (incl. renovation & furnishing)€675,500

Gross yield (asking price)

5.0%

True gross yield (all-in)

4.3%

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: 160 m²
Style: portuguese-traditional
Condition: good
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

arched doorwaystraditional terracotta roof tileslandscaped garden with local flora

Score Breakdown

ROI
8
Visual Appeal
12.2
Ownership Security
13
Location
8.4
Land & Space
5.2
Rental Demand
7.8
Payback Speed
0
STR Suitability
4

Description

Large plot on former olive grove. Best mountain location with sea view and wide valley. 3 km to Moncarapacho, 6 km to Fuseta, 8 km to Olhao. Pool with outdoor shower and shade house, garage and beautiful plot.

Location

📍 37.0870°N, 7.7890°W

· Olhão, Algarve, Portugal

Listed via Idealista.pt
2-bedroom freehold villa in Olhão — photo 1 of 1
Idealista.pt

Estate in Estrada M1313, Nn, Moncarapacho e Fuseta, Olhão

Olhão · Eastern Algarve · Ref BF-13489 Source verified · Idealista.pt · listed 16 Apr 2026
Asking price · Freehold
$641,304
Ownership
Freehold
Bedrooms
2
Built area
160 m²
True net yield
2.0%
≈ $2,472/mo net after costs & tax
5-yr total return (net + appreciation)
7.3% / yr avg
Payback in ~50 yrs from rent
Brixfox Score 59 · 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: good

Description

Large plot on former olive grove. Best mountain location with sea view and wide valley. 3 km to Moncarapacho, 6 km to Fuseta, 8 km to Olhao. Pool with outdoor shower and shade house, garage and beautiful plot.

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)
$167/night
50% ($77)Brixfox estimate($167/night)200% ($307)
Occupancy
78%
10%Brixfox estimate(78%)100%

Short-Term Rental

Indicative
Yearly income
$22,879
Likely range $13,727 – $32,030
Airbnb data$167/night · 78% occupancy
Rental income
$167/night · 78% occ.
$43,998
Running costs (20%)
Utilities, cleaning, maintenance
-$8,800
Income tax (10%)
Indonesian rental income tax
-$12,319
Property tax
Annual property tax
-$0
Net income
3.6% ROI
$22,879

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
4.0%
3.5%
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

6.0%

Annual Revenue

$43,998

Income Tax / yr

$3,850

Payback

50 yrs

True All-In Cost
Asking price$641,304
IMT — transfer tax (non-resident 7.5%)$48,098
Stamp duty (0.8%)$5,130
Notary + registry$2,174
Legal$7,888
Furnishing + STR launch$27,174
All-in cost$731,768

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$3.4M$2.5M$1.7M$838K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $590K
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 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$718K
+22%
Rental Income
+$112K
Total Position
$830K
+41%
7.1%/yr
Year 10
Capital Value
$873K
+48%
Rental Income
+$241K
Total Position
$1.1M
+89%
6.6%/yr
Year 20
Capital Value
$1.3M
+119%
Rental Income
+$566K
Total Position
$1.9M
+215%
5.9%/yr
Year 30
Capital Value
$1.9M
+224%
Rental Income
+$1.0M
Total Position
$2.9M
+394%
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

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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
Average
3.6% annual return
Occupancy
Strong
78% average occupancy
Nightly Rate
Good
$154 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Strong occupancy at 78% — consistent booking demand
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.6% 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

58% occ.
3.9%
$2,061/mo
68% occ.
4.5%
$2,416/mo
78% occ.
5.2%
$2,772/mo
current
88% occ.
5.9%
$3,127/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.