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House in Fuseta
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Grade Cvillamid-range

House in Fuseta

Olhão · Eastern Algarve ·

€475,000

Asking Price (EUR)

1.6%

True Net Yield (Owner, all-in)

0.7%

True Net Yield (Managed, all-in)

3.2%

True Gross Yield

21%

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: €18,132/yr
Average Daily Rate: €235
+12.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 184.4 years
5-yr Capital Value: €550,655
10-yr Capital Value: €638,360
Brixfox Score: 42.9 / 100
Comparable Properties: 8
Data Confidence: 67%
Search Radius: 6 km

True Investment Cost

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

€562,295

+18.4% over asking

Asking price€475,000
IMT — Property transfer tax (investment schedule)€25,830
IS — Stamp duty (0.8%)€3,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,125
Total acquisition costs€38,005
Renovation (est. €55/m² × 168 m²)
Light touch-ups — paint, fixtures, deep clean.		€9,240
(€5,040–€13,440)
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)€562,295

Gross yield (asking price)

3.8%

True gross yield (all-in)

3.2%

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
Bathrooms: 3
Building: 168 m²
Land: 212 m²
Style: portuguese-traditional
Condition: good
Year Built: 2008
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

private poolpalm trees

Score Breakdown

ROI
2.16
Visual Appeal
8.8
Ownership Security
13
Location
7.8
Land & Space
5.07
Rental Demand
2.11
Payback Speed
0
STR Suitability
4

Description

House built in 2008, in a total area of 212 m², with communal swimming pool in private space, spread over three floors, with several terraces, 2 in the front, 2 in the back and with a large balcony that runs along the entire 2nd floor. Gardens and indoor enclosure that offer plenty of space with privacy, to socialize a

Location

📍 37.0536°N, 7.7456°W

· Olhão, Algarve, Portugal

View this property on Prestige for Home →Listed via Idealista.pt
4-bedroom freehold villa in Olhão — photo 1 of 5
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4-bedroom freehold villa in Olhão — photo 5 of 5

House in Fuseta

Olhão · Eastern Algarve · Ref BF-13540 Source verified · Prestige for Home · listed 3 Jun 2026
Asking price · Freehold
$516,304
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
3
Built area
168 m²
Land
212 m²
True net yield
0.5%
≈ $1,001/mo net after costs & tax
5-yr total return (net + appreciation)
6.1% / yr avg
Payback in ~184 yrs from rent
Brixfox Score 43 · C

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: 2008
Energy: C
Condition: good

Description

House built in 2008, in a total area of 212 m², with communal swimming pool in private space, spread over three floors, with several terraces, 2 in the front, 2 in the back and with a large balcony that runs along the entire 2nd floor. Gardens and indoor enclosure that offer plenty of space with privacy, to socialize a

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)
$330/night
50% ($152)Brixfox estimate($330/night)200% ($608)
Occupancy
21%
10%Brixfox estimate(21%)100%

Short-Term Rental

Indicative
Yearly income
$12,280
Likely range $7,368 – $17,192
Airbnb data$330/night · 21% occupancy
Rental income
$330/night · 21% occ.
$23,615
Running costs (20%)
Utilities, cleaning, maintenance
-$4,723
Income tax (10%)
Indonesian rental income tax
-$6,612
Property tax
Annual property tax
-$0
Net income
2.4% ROI
$12,280

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

0.5%

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

Scenario
Pre-tax
After-tax
Owner-managed
2.0%
1.7%
Fully-managed
0.9%
0.5%
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

4.0%

Annual Revenue

$23,615

Income Tax / yr

$2,066

Payback

—

True All-In Cost
Asking price$516,304
IMT — transfer tax (non-resident 7.5%)$38,723
Stamp duty (0.8%)$4,130
Notary + registry$2,174
Legal$6,351
Furnishing + STR launch$27,174
All-in cost$594,857

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$2.4M$1.8M$1.2M$597K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $475K
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 28: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$578K
+22%
Rental Income
+$60K
Total Position
$638K
+34%
6.1%/yr
Year 10
Capital Value
$703K
+48%
Rental Income
+$130K
Total Position
$833K
+75%
5.8%/yr
Year 20
Capital Value
$1.0M
+119%
Rental Income
+$304K
Total Position
$1.3M
+183%
5.3%/yr
Year 30
Capital Value
$1.5M
+224%
Rental Income
+$537K
Total Position
$2.1M
+337%
5.0%/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
Weak
2.4% annual return
Occupancy
Weak
21% average occupancy
Nightly Rate
Strong
$304 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Average
212 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $304 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.4% 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

30% occ.
4.9%
$2,111/mo
40% occ.
6.5%
$2,814/mo
21% occ.
3.5%
$1,488/mo
current
31% occ.
5.1%
$2,191/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.