Detached house in da Estibeira Nn, Boliqueime
Detached house in da Estibeira Nn, Boliqueime — image 2Detached house in da Estibeira Nn, Boliqueime — image 3Detached house in da Estibeira Nn, Boliqueime — image 4Detached house in da Estibeira Nn, Boliqueime — image 5
Grade Bvillamid-range

Detached house in da Estibeira Nn, Boliqueime

Loulé/Vilamoura · Golden Triangle ·

€1.2M

Asking Price (EUR)

2.5%

True Net Yield (Owner, all-in)

1.8%

True Net Yield (Managed, all-in)

3.9%

True Gross Yield

26%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% 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: €54,380/yr
Average Daily Rate: €584
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 27.2 years
5-yr Capital Value: €1.6M
10-yr Capital Value: €1.9M
Brixfox Score: 56.6 / 100
Comparable Properties: 8
Data Confidence: 57%
Search Radius: 4 km

True Investment Cost

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

€1.4M

+15.4% over asking

Asking price€1.2M
IMT — Property transfer tax (investment schedule)€90,000
IS — Stamp duty (0.8%)€9,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€18,000
Total acquisition costs€118,850
Renovation (est. €55/m² × 469 m²)
Light touch-ups — paint, fixtures, deep clean.		€25,795
(€14,070–€37,520)
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)€1.4M

Gross yield (asking price)

4.5%

True gross yield (all-in)

3.9%

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: 469 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: B-
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large private pooltraditional Portuguese tilingspacious outdoor areasfireplace

Score Breakdown

ROI
13.42
Visual Appeal
10.2
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
2.55
Payback Speed
0
STR Suitability
3

Description

Independent house for sale, with a gross area of 469 m², located in a quiet and well-served area. This property has four spacious bedrooms and five bathrooms, offering comfort and privacy for the whole family. The balcony provides a pleasant outdoor space for leisure moments. The property features built-in wardrobes i

Location

📍 37.1230°N, 8.1540°W

· Loulé/Vilamoura, Algarve, Portugal

View on RE/MAX Yes →Also on Idealista.pt
Idealista.pt
Loulé/Vilamoura / Golden Triangle

Detached house in da Estibeira Nn, Boliqueime

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

Grade B investment — short-term rental yields 3.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score57
GradeB
Brixfox Intelligence
57BStrong
Score Breakdown
ROI & Yield63%
Capital Growth60%
Risk Profile59%
Market Demand57%

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
+9.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$368K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.0%
$3,257/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
33.4 yr
Rental only

Property details

Energy: B-
Condition: good

Description

Independent house for sale, with a gross area of 469 m², located in a quiet and well-served area. This property has four spacious bedrooms and five bathrooms, offering comfort and privacy for the whole family. The balcony provides a pleasant outdoor space for leisure moments. The property features built-in wardrobes i

Income Breakdown

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Nightly Rate (ADR)
$854/night
50% ($393)Brixfox estimate($854/night)200% ($1571)
Occupancy
26%
10%Brixfox estimate(26%)100%

Short-Term Rental

Yearly income
$39,085
Airbnb data$854/night · 26% occupancy
Rental income
$854/night · 26% occ.
$79,553
Running costs (20%)
Utilities, cleaning, maintenance
-$15,911
Income tax (10%)
Indonesian rental income tax
-$22,275
Property tax
Annual property tax
-$2,283
Net income
3.0% ROI
$39,085

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$1,304,348
IMT (transfer tax, investment schedule)$97,826
Imposto de Selo (stamp duty)$10,435
Notary & registration$1,359
Legal / due diligence$19,565
Total acquisition costs$129,185
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$28,038
($15,293–$40,783)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$41,359
All-in investment$1,502,929

Gross yield (asking)

6.1%

True gross yield (all-in)

5.3%

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 Loulé/Vilamoura.

$6.4M$4.8M$3.2M$1.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.2M
Capital appreciation
Property value growing at +4%/yr based on Loulé/Vilamoura 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 24: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.5M
+22%
Rental Income
+$191K
Total Position
$1.7M
+38%
6.6%/yr
Year 10
Capital Value
$1.8M
+48%
Rental Income
+$412K
Total Position
$2.2M
+82%
6.2%/yr
Year 20
Capital Value
$2.6M
+119%
Rental Income
+$966K
Total Position
$3.6M
+200%
5.6%/yr
Year 30
Capital Value
$3.9M
+224%
Rental Income
+$1.7M
Total Position
$5.6M
+367%
5.3%/yr

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
3.0% annual return
Occupancy
Weak
26% average occupancy
Nightly Rate
Strong
$785 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $785 — 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 3.0% 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.
4.8%
$5,263/mo
40% occ.
6.5%
$7,081/mo
26% occ.
4.1%
$4,450/mo
current
36% occ.
5.8%
$6,268/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.