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 Avillaluxury

Detached house in Avenida 25 de Abril, 9, Fuseta

Olhão · Eastern Algarve ·

€1.9M

Asking Price (EUR)

4.1%

True Net Yield (Owner, all-in)

2.9%

True Net Yield (Managed, all-in)

6.4%

True Gross Yield

50%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.5 months ago and is currently at 13% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €140,482/yr
Average Daily Rate: €769
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 17.0 years
5-yr Capital Value: €2.6M
10-yr Capital Value: €3.1M
Brixfox Score: 75.8 / 100
Comparable Properties: 8
Data Confidence: 61%
Search Radius: 6 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)

7.2%

True gross yield (all-in)

6.4%

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
16.82
Visual Appeal
15.6
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
5.01
Payback Speed
2
STR Suitability
3

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 on Sotheby's Realty Vilamoura →Also on Idealista.pt
Idealista.pt
Olhão / Eastern Algarve

Detached house in Avenida 25 de Abril, 9, Fuseta

Inventory
4 Beds
Bathrooms
5 Baths
Built Area
376 m²
Land Plot
18320 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 4.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score76
GradeA
Brixfox Intelligence
76AExcellent
Score Breakdown
ROI & Yield84%
Capital Growth80%
Risk Profile77%
Market Demand76%

The Brixfox Score is our proprietary AI-powered rating that evaluates rental ROI, capital appreciation potential, risk factors, and local market dynamics to give you a single investment quality metric.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+8.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$366K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.9%
$8,654/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
20.4 yr
Rental only

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

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$1,132/night
50% ($521)Brixfox estimate($1,132/night)200% ($2083)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$103,846
Airbnb data$1,132/night · 50% occupancy
Rental income
$1,132/night · 50% occ.
$206,837
Running costs (20%)
Utilities, cleaning, maintenance
-$41,367
Income tax (10%)
Indonesian rental income tax
-$57,914
Property tax
Annual property tax
-$3,709
Net income
4.9% ROI
$103,846

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$2,119,565
IMT (transfer tax, investment schedule)$158,967
Imposto de Selo (stamp duty)$16,957
Notary & registration$1,359
Legal / due diligence$31,793
Total acquisition costs$209,076
RenovationMove-in ready
Furnishing & STR launch
4bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$65,380
All-in investment$2,394,022

Gross yield (asking)

9.8%

True gross yield (all-in)

8.6%

Estimates use Portugal's standard transfer tax + typical legal/notary defaults. Verify with local counsel before committing — actual fees vary by deal structure.

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Olhão.

$12.5M$9.4M$6.3M$3.1M$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 17: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.4M
+22%
Rental Income
+$507K
Total Position
$2.9M
+48%
8.1%/yr
Year 10
Capital Value
$2.9M
+48%
Rental Income
+$1.1M
Total Position
$4.0M
+104%
7.4%/yr
Year 20
Capital Value
$4.3M
+119%
Rental Income
+$2.6M
Total Position
$6.8M
+251%
6.5%/yr
Year 30
Capital Value
$6.3M
+224%
Rental Income
+$4.5M
Total Position
$10.9M
+457%
5.9%/yr

Location

Olhão

Eastern Algarve, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.9% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$1041 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 $1041 — 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 4.9% 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

30% occ.
3.9%
$6,936/mo
40% occ.
5.3%
$9,347/mo
50% occ.
6.7%
$11,757/mo
current
60% occ.
8.0%
$14,167/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. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Portugal may impact actual yields.