Detached house in Andrezes, Tôr
Detached house in Andrezes, Tôr — image 2Detached house in Andrezes, Tôr — image 3Detached house in Andrezes, Tôr — image 4Detached house in Andrezes, Tôr — image 5
Grade B+villabudget

Detached house in Andrezes, Tôr

Loulé/Vilamoura · Golden Triangle ·

€415,000

Asking Price (EUR)

5.0%

True Net Yield (Owner, all-in)

3.5%

True Net Yield (Managed, all-in)

7.8%

True Gross Yield

38%

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: €41,971/yr
Average Daily Rate: €306
-15.0% vs area baselineImage quality 5/10 (-6%), Portuguese-traditional style (+5%), No pool (-12%), Has view (+10%), Budget finish (-12%)
Payback Period: 12.2 years
5-yr Capital Value: €545,304
10-yr Capital Value: €663,445
Brixfox Score: 71.9 / 100
Comparable Properties: 43
Data Confidence: 91%
Search Radius: 2 km

True Investment Cost

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

€541,475

+30.5% over asking

Asking price€415,000
IMT — Property transfer tax (investment schedule)€21,030
IS — Stamp duty (0.8%)€3,320
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,225
Total acquisition costs€31,825
Renovation (est. €350/m² × 207 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€72,450
(€51,750–€93,150)
Furnishing & STR launch (3bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€22,200
All-in investment (incl. renovation & furnishing)€541,475

Gross yield (asking price)

10.1%

True gross yield (all-in)

7.8%

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: 3
Bathrooms: 1
Building: 207 m²
Land: 695 m²
Style: portuguese-traditional
Condition: fair
Year Built: 1971
Energy Certificate: E
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

terraced gardenmountain views

Score Breakdown

ROI
20.38
Visual Appeal
8.4
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
3.75
Payback Speed
3
STR Suitability
3

Description

Unique Opportunity in the Algarve – T3 Villa with Yard Near Ombria Resort and the Best Algarve Beaches! Open to customization and renovation improvements With practical and regional architecture, the villa is spread over two floors: Ground floor: living room with fireplace, bathroom, spacious kitchen, and two bedroo

Location

📍 37.0770°N, 8.1170°W

· Loulé/Vilamoura, Algarve, Portugal

View on Legacy Group →Also on Idealista.pt
Idealista.pt
Loulé/Vilamoura / Golden Triangle

Detached house in Andrezes, Tôr

Inventory
3 Beds
Bathrooms
1 Baths
Built Area
207 m²
Land Plot
695 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 6.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score72
GradeB+
Brixfox Intelligence
72B+Strong
Score Breakdown
ROI & Yield79%
Capital Growth76%
Risk Profile73%
Market Demand72%

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
+13.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$127K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.9%
$2,595/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
14.5 yr
Rental only

Property details

Year built: 1971
Energy: E
Condition: fair

Description

Unique Opportunity in the Algarve – T3 Villa with Yard Near Ombria Resort and the Best Algarve Beaches! Open to customization and renovation improvements With practical and regional architecture, the villa is spread over two floors: Ground floor: living room with fireplace, bathroom, spacious kitchen, and two bedroo

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$448/night
50% ($206)Brixfox estimate($448/night)200% ($824)
Occupancy
38%
10%Brixfox estimate(38%)100%

Short-Term Rental

Yearly income
$31,137
Airbnb data$448/night · 38% occupancy
Rental income
$448/night · 38% occ.
$61,398
Running costs (20%)
Utilities, cleaning, maintenance
-$12,280
Income tax (10%)
Indonesian rental income tax
-$17,191
Property tax
Annual property tax
-$789
Net income
6.9% ROI
$31,137

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$451,087
IMT (transfer tax, investment schedule)$22,859
Imposto de Selo (stamp duty)$3,609
Notary & registration$1,359
Legal / due diligence$6,766
Total acquisition costs$34,592
Renovation (~$380/m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		$78,750
($56,250–$101,250)
Furnishing & STR launch
3bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$21,957
All-in investment$586,386

Gross yield (asking)

13.6%

True gross yield (all-in)

10.5%

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.

$3.1M$2.3M$1.6M$779K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $415K
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 13: 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
$505K
+22%
Rental Income
+$152K
Total Position
$657K
+58%
9.6%/yr
Year 10
Capital Value
$614K
+48%
Rental Income
+$328K
Total Position
$943K
+127%
8.6%/yr
Year 20
Capital Value
$909K
+119%
Rental Income
+$770K
Total Position
$1.7M
+305%
7.2%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$1.4M
Total Position
$2.7M
+553%
6.5%/yr

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.9% annual return
Occupancy
Weak
38% average occupancy
Nightly Rate
Strong
$412 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Strong
695 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $412 — positioned in the top tier
Generous 695 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 38% — factor in seasonal gaps

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
7.4%
$2,796/mo
40% occ.
10.0%
$3,750/mo
38% occ.
9.4%
$3,516/mo
current
48% occ.
11.9%
$4,470/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.