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Detached house in Avenida 25 de Abril, 9, Fuseta
Detached house in Avenida 25 de Abril, 9, Fuseta — image 2Detached house in Avenida 25 de Abril, 9, Fuseta — image 3Detached house in Avenida 25 de Abril, 9, Fuseta — image 4Detached house in Avenida 25 de Abril, 9, Fuseta — image 5
Grade Bvillaluxury

Detached house in Avenida 25 de Abril, 9, Fuseta

Olhão · Eastern Algarve ·

€1.9M

Asking Price (EUR)

2.4%

True Net Yield (Owner, all-in)

1.6%

True Net Yield (Managed, all-in)

3.4%

True Gross Yield

54%

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: €75,312/yr
Average Daily Rate: €386
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 63.8 years
5-yr Capital Value: €2.3M
10-yr Capital Value: €2.6M
Brixfox Score: 64.6 / 100
Comparable Properties: 23
Data Confidence: 97%
Search Radius: 2 km

True Investment Cost

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

€2.2M

+13.1% over asking

Asking price€1.9M
IMT — Property transfer tax (investment schedule)€146,250
IS — Stamp duty (0.8%)€15,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€29,250
Total acquisition costs€192,350
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€62,150
All-in investment (incl. renovation & furnishing)€2.2M

Gross yield (asking price)

3.9%

True gross yield (all-in)

3.4%

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
Bathrooms: 5
Building: 376 m²
Land: 18320 m²
Style: contemporary
Condition: excellent
Year Built: 2023
Energy Certificate: B-
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity poolexpansive outdoor deckingpanoramic sea viewsmodern interior with large sliding glass doorslandscaped desert-style garden

Score Breakdown

ROI
6.28
Visual Appeal
15.6
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
5.35
Payback Speed
0
STR Suitability
4

Description

Excellent detached villa in the Fuseta area, which offers stunning panoramic sea views, completely renovated in 2020. With 4 bedrooms, all en suite, and 5 bathrooms, this property is ideal for those who value comfort and privacy, surrounded by large land of almost two hectares. On the ground floor, we find a kitchen w

Location

📍 37.0260°N, 7.8410°W

· Olhão, Algarve, Portugal

View this property on Sotheby's Realty Vilamoura →Listed via Idealista.pt
4-bedroom freehold villa in Olhão — photo 1 of 5
Sotheby's Realty Vilamoura
4-bedroom freehold villa in Olhão — photo 2 of 5
4-bedroom freehold villa in Olhão — photo 3 of 5
4-bedroom freehold villa in Olhão — photo 4 of 5
4-bedroom freehold villa in Olhão — photo 5 of 5

Detached house in Avenida 25 de Abril, 9, Fuseta

Olhão · Eastern Algarve · Ref BF-272 Source verified · Sotheby's Realty Vilamoura · listed 3 Jun 2026
Asking price · Freehold
$2,119,565
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
5
Built area
376 m²
Land
18320 m²
True net yield
1.6%
≈ $5,695/mo net after costs & tax
5-yr total return (net + appreciation)
6.2% / yr avg
Payback in ~64 yrs from rent
Brixfox Score 65 · 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

Year built: 2023
Energy: B-
Condition: excellent

Description

Excellent detached villa in the Fuseta area, which offers stunning panoramic sea views, completely renovated in 2020. With 4 bedrooms, all en suite, and 5 bathrooms, this property is ideal for those who value comfort and privacy, surrounded by large land of almost two hectares. On the ground floor, we find a kitchen w

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)
$542/night
50% ($249)Brixfox estimate($542/night)200% ($997)
Occupancy
54%
10%Brixfox estimate(54%)100%

Short-Term Rental

Indicative
Yearly income
$50,971
Likely range $30,583 – $71,359
Airbnb data$542/night · 54% occupancy
Rental income
$542/night · 54% occ.
$98,021
Running costs (20%)
Utilities, cleaning, maintenance
-$19,604
Income tax (10%)
Indonesian rental income tax
-$27,446
Property tax
Annual property tax
-$0
Net income
2.4% ROI
$50,971

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

1.6%

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

Scenario
Pre-tax
After-tax
Owner-managed
2.9%
2.6%
Fully-managed
1.9%
1.6%
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

4.2%

Annual Revenue

$98,021

Income Tax / yr

$8,577

Payback

64 yrs

True All-In Cost
Asking price$2,119,565
IMT — transfer tax (non-resident 7.5%)$158,967
Stamp duty (0.8%)$16,957
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$2,338,207

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$9.8M$7.4M$4.9M$2.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.9M
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
$2.4M
+22%
Rental Income
+$249K
Total Position
$2.6M
+34%
6.1%/yr
Year 10
Capital Value
$2.9M
+48%
Rental Income
+$538K
Total Position
$3.4M
+76%
5.8%/yr
Year 20
Capital Value
$4.3M
+119%
Rental Income
+$1.3M
Total Position
$5.5M
+184%
5.4%/yr
Year 30
Capital Value
$6.3M
+224%
Rental Income
+$2.2M
Total Position
$8.6M
+339%
5.1%/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

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
2.4% annual return
Occupancy
Average
54% average occupancy
Nightly Rate
Strong
$499 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
18320 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $499 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 18320 m² land — room for expansion or amenities

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

34% occ.
2.2%
$3,868/mo
44% occ.
2.8%
$5,022/mo
54% occ.
3.5%
$6,176/mo
current
64% occ.
4.1%
$7,329/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.