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Detached house in Quatrim Do Sul, Moncarapacho
Grade Bvillabudget

Detached house in Quatrim Do Sul, Moncarapacho

Olhão · Eastern Algarve ·

€420,000

Asking Price (EUR)

4.5%

True Net Yield (Owner, all-in)

3.0%

True Net Yield (Managed, all-in)

6.2%

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: €38,794/yr
Average Daily Rate: €160
-18.0% vs area baselineImage quality 4/10 (-9%), Portuguese-traditional style (+5%), No pool (-12%), Has countryside (+10%), Budget finish (-12%)
Payback Period: 26.7 years
5-yr Capital Value: €486,895
10-yr Capital Value: €564,445
Brixfox Score: 59.5 / 100
Comparable Properties: 5
Data Confidence: 63%
Search Radius: 4 km

True Investment Cost

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

€626,390

+49.1% over asking

Asking price€420,000
IMT — Property transfer tax (investment schedule)€21,430
IS — Stamp duty (0.8%)€3,360
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,300
Total acquisition costs€32,340
Renovation (est. €900/m² × 165 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€148,500
(€115,500–€181,500)
Furnishing & STR launch (4bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€25,550
All-in investment (incl. renovation & furnishing)€626,390

Gross yield (asking price)

9.2%

True gross yield (all-in)

6.2%

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: 165 m²
Style: portuguese-traditional
Condition: needs-renovation
countryside

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

rooftop terrace

Score Breakdown

ROI
14.13
Visual Appeal
6
Ownership Security
13
Location
8.4
Land & Space
5.3
Rental Demand
6.63
Payback Speed
2
STR Suitability
4

Description

Exclusive Opportunity: Traditional T4 Villa for Renovation with Sea Views – Moncarapacho, Algarve. Discover the unlimited potential of this 4-bedroom villa located in one of the Algarve's most authentic and peaceful areas. Situated in Moncarapacho, this property is the perfect project for those looking to create an ex

Location

📍 37.0469°N, 7.7917°W

· Olhão, Algarve, Portugal

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

Detached house in Quatrim Do Sul, Moncarapacho

Olhão · Eastern Algarve · Ref BF-69473 Source verified · Idealista.pt · listed 3 Jun 2026
Asking price · Freehold
$456,522
Ownership
Freehold
Bedrooms
4
Built area
165 m²
True net yield
3.8%
≈ $3,076/mo net after costs & tax
5-yr total return (net + appreciation)
9.5% / yr avg
Payback in ~27 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: needs-renovation
View: countryside

Description

Exclusive Opportunity: Traditional T4 Villa for Renovation with Sea Views – Moncarapacho, Algarve. Discover the unlimited potential of this 4-bedroom villa located in one of the Algarve's most authentic and peaceful areas. Situated in Moncarapacho, this property is the perfect project for those looking to create an ex

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)
$225/night
50% ($104)Brixfox estimate($225/night)200% ($415)
Occupancy
66%
10%Brixfox estimate(66%)100%

Short-Term Rental

Indicative
Yearly income
$26,267
Likely range $15,761 – $36,774
Airbnb data$225/night · 66% occupancy
Rental income
$225/night · 66% occ.
$50,514
Running costs (20%)
Utilities, cleaning, maintenance
-$10,103
Income tax (10%)
Indonesian rental income tax
-$14,144
Property tax
Annual property tax
-$0
Net income
5.8% ROI
$26,267

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

3.8%

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

Scenario
Pre-tax
After-tax
Owner-managed
7.0%
6.1%
Fully-managed
4.6%
3.8%
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

9.5%

Annual Revenue

$50,514

Income Tax / yr

$4,420

Payback

27 yrs

True All-In Cost
Asking price$456,522
IMT — transfer tax (non-resident 7.5%)$34,239
Stamp duty (0.8%)$3,652
Notary + registry$2,174
Legal$5,615
Furnishing + STR launch$27,174
All-in cost$529,376

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$2.9M$2.2M$1.4M$722K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $420K
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 15: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$511K
+22%
Rental Income
+$128K
Total Position
$639K
+52%
8.8%/yr
Year 10
Capital Value
$622K
+48%
Rental Income
+$277K
Total Position
$899K
+114%
7.9%/yr
Year 20
Capital Value
$920K
+119%
Rental Income
+$649K
Total Position
$1.6M
+274%
6.8%/yr
Year 30
Capital Value
$1.4M
+224%
Rental Income
+$1.1M
Total Position
$2.5M
+498%
6.1%/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
5.8% annual return
Occupancy
Good
66% average occupancy
Nightly Rate
Strong
$207 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $207 — positioned in the top tier
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

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

46% occ.
5.8%
$2,223/mo
56% occ.
7.1%
$2,702/mo
66% occ.
8.4%
$3,182/mo
current
76% occ.
9.6%
$3,662/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.