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Detached house in N398, Moncarapacho
Grade Avillamid-range

Detached house in N398, Moncarapacho

Olhão · Eastern Algarve ·

€619,000

Asking Price (EUR)

12.0%

True Net Yield (Owner, all-in)

8.7%

True Net Yield (Managed, all-in)

14.4%

True Gross Yield

53%

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: €104,705/yr
Average Daily Rate: €538
+18.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has countryside (+10%)
Payback Period: 10.9 years
5-yr Capital Value: €717,591
10-yr Capital Value: €831,884
Brixfox Score: 80.3 / 100
Comparable Properties: 5
Data Confidence: 67%
Search Radius: 4 km

True Investment Cost

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

€725,087

+17.1% over asking

Asking price€619,000
IMT — Property transfer tax (investment schedule)€37,350
IS — Stamp duty (0.8%)€4,952
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€9,285
Total acquisition costs€52,837
Renovation (est. €55/m² × 240 m²)
Light touch-ups — paint, fixtures, deep clean.		€13,200
(€7,200–€19,200)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€40,050
All-in investment (incl. renovation & furnishing)€725,087

Gross yield (asking price)

16.9%

True gross yield (all-in)

14.4%

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
Building: 240 m²
Style: portuguese-traditional
Condition: good
Private Pool
countryside

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional tiled roofbalconies with balustradesoutdoor dining areaprivate pool

Score Breakdown

ROI
25
Visual Appeal
13.6
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
5.33
Payback Speed
5
STR Suitability
4

Description

Upon entering this property, you are greeted by a beautiful outdoor area featuring a swimming pool, gardens and an al fresco dining area, which perfectly embodies the quality of life found in the Algarve. On the ground floor, the villa comprises an entrance hall leading to a spacious and bright south-facing living room

Location

📍 37.0960°N, 7.8009°W

· Olhão, Algarve, Portugal

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

Detached house in N398, Moncarapacho

Olhão · Eastern Algarve · Ref BF-69468 Source verified · Idealista.pt · listed 3 Jun 2026
Asking price · Freehold
$672,826
Ownership
Freehold
Bedrooms
4
Built area
240 m²
True net yield
9.1%
≈ $9,460/mo net after costs & tax
5-yr total return (net + appreciation)
14.3% / yr avg
Payback in ~11 yrs from rent
Brixfox Score 80 · 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

Condition: good
View: countryside

Description

Upon entering this property, you are greeted by a beautiful outdoor area featuring a swimming pool, gardens and an al fresco dining area, which perfectly embodies the quality of life found in the Algarve. On the ground floor, the villa comprises an entrance hall leading to a spacious and bright south-facing living room

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)
$757/night
50% ($348)Brixfox estimate($757/night)200% ($1392)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Indicative
Yearly income
$70,922
Likely range $42,553 – $99,291
Airbnb data$757/night · 53% occupancy
Rental income
$757/night · 53% occ.
$136,389
Running costs (20%)
Utilities, cleaning, maintenance
-$27,278
Income tax (10%)
Indonesian rental income tax
-$38,189
Property tax
Annual property tax
-$0
Net income
10.5% ROI
$70,922

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

9.1%

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

Scenario
Pre-tax
After-tax
Owner-managed
14.8%
13.3%
Fully-managed
10.7%
9.1%
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

17.8%

Annual Revenue

$136,389

Income Tax / yr

$11,934

Payback

11 yrs

True All-In Cost
Asking price$672,826
IMT — transfer tax (non-resident 7.5%)$50,462
Stamp duty (0.8%)$5,383
Notary + registry$2,174
Legal$8,276
Furnishing + STR launch$27,174
All-in cost$766,295

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$5.9M$4.4M$2.9M$1.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $619K
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
$753K
+22%
Rental Income
+$346K
Total Position
$1.1M
+78%
12.2%/yr
Year 10
Capital Value
$916K
+48%
Rental Income
+$748K
Total Position
$1.7M
+169%
10.4%/yr
Year 20
Capital Value
$1.4M
+119%
Rental Income
+$1.8M
Total Position
$3.1M
+402%
8.4%/yr
Year 30
Capital Value
$2.0M
+224%
Rental Income
+$3.1M
Total Position
$5.1M
+726%
7.3%/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
Strong
10.5% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$696 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 10.5% — outperforms most villas in this market
Premium nightly rate of $696 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 53% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

33% occ.
9.6%
$5,370/mo
43% occ.
12.5%
$6,982/mo
53% occ.
15.3%
$8,593/mo
current
63% occ.
18.2%
$10,204/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.