House in Barca do Lago - Eden - Planalto, Vilamoura, Quarteira
House in Barca do Lago - Eden - Planalto, Vilamoura, Quarteira — image 2House in Barca do Lago - Eden - Planalto, Vilamoura, Quarteira — image 3House in Barca do Lago - Eden - Planalto, Vilamoura, Quarteira — image 4House in Barca do Lago - Eden - Planalto, Vilamoura, Quarteira — image 5
Grade C+villamid-range

House in Barca do Lago - Eden - Planalto, Vilamoura, Quarteira

Loulé/Vilamoura · Golden Triangle ·

€499,000

Asking Price (EUR)

2.2%

True Net Yield (Owner, all-in)

1.1%

True Net Yield (Managed, all-in)

3.8%

True Gross Yield

43%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.2 months ago and is currently at 19% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.76, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €21,402/yr
Average Daily Rate: €138
-7.0% vs area baselinePortuguese-traditional style (+5%), No pool (-12%)
Payback Period: 104.1 years
5-yr Capital Value: €578,478
10-yr Capital Value: €670,614
Brixfox Score: 46.9 / 100
Comparable Properties: 72
Data Confidence: 92%
Search Radius: 2 km

True Investment Cost

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

€564,002

+13.0% over asking

Asking price€499,000
IMT — Property transfer tax (investment schedule)€27,750
IS — Stamp duty (0.8%)€3,992
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,485
Total acquisition costs€40,477
Renovation (est. €55/m² × 55 m²)
Light touch-ups — paint, fixtures, deep clean.		€3,025
(€1,650–€4,400)
Furnishing & STR launch (1bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€21,500
All-in investment (incl. renovation & furnishing)€564,002

Gross yield (asking price)

4.3%

True gross yield (all-in)

3.8%

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: 1
Bathrooms: 1
Building: 55 m²
Land: 79 m²
Style: portuguese-traditional
Condition: good
Year Built: 1996
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

white stucco exteriorterracotta roof tilesexterior staircase

Score Breakdown

ROI
3.84
Visual Appeal
10.2
Ownership Security
13
Location
8.4
Land & Space
3.18
Rental Demand
4.26
Payback Speed
0
STR Suitability
4

Description

Single-story 1-bedroom villa, fully renovated in 2025, located in a private condominium with a swimming pool in Vilamoura, just minutes from the Marina and Falésia Beach. Ideal for holidays, owner-occupancy or investment, it offers an excellent combination of modern comfort, private outdoor space and a great location i

Location

📍 37.0943°N, 8.1206°W

· Loulé/Vilamoura, Algarve, Portugal

View on VAP Real Estate →Also on Idealista.pt
House in Barca do Lago - Eden - Planalto, Vilamoura, Quarteira
Idealista.pt
Source verified

House in Barca do Lago - Eden - Planalto, Vilamoura, Quarteira

Loulé/Vilamoura · Golden Triangle · Freehold · Ref BF-9953
Ownership
Freehold
Bedrooms
1
Bathrooms
1
Built area
55 m²
Land
79 m²
True net yield
1.0%
≈ $1,356/mo net after costs & tax
Brixfox Score 47 · C+

Property details

Year built: 1996
Energy: D
Condition: good

Description

Single-story 1-bedroom villa, fully renovated in 2025, located in a private condominium with a swimming pool in Vilamoura, just minutes from the Marina and Falésia Beach. Ideal for holidays, owner-occupancy or investment, it offers an excellent combination of modern comfort, private outdoor space and a great location i

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.

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Nightly Rate (ADR)
$198/night
50% ($91)Brixfox estimate($198/night)200% ($364)
Occupancy
43%
10%Brixfox estimate(43%)100%

Short-Term Rental

Yearly income
$14,824
Airbnb data$198/night · 43% occupancy
Rental income
$198/night · 43% occ.
$28,508
Running costs (20%)
Utilities, cleaning, maintenance
-$5,702
Income tax (10%)
Indonesian rental income tax
-$7,982
Property tax
Annual property tax
-$0
Net income
2.7% ROI
$14,824

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

Airbnb Comp Analysis

No nearby Airbnb listings found

Investment Returns

After-tax net yield · all-in cost basis

Exact location

Net Yield · Fully-Managed · After Tax

1.0%

on all-in cost of $623,429

Scenario
Pre-tax
After-tax
Owner-managed
2.6%
2.2%
Fully-managed
1.4%
1.0%
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

4.6%

Annual Revenue

$28,508

Income Tax / yr

$2,495

Payback

—

True All-In Cost
Asking price$542,391
IMT — transfer tax (non-resident 7.5%)$40,679
Stamp duty (0.8%)$4,339
Notary + registry$2,174
Legal$6,672
Furnishing + STR launch$27,174
All-in cost$623,429

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Loulé/Vilamoura.

$2.6M$2.0M$1.3M$652K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $499K
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 26: 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
$607K
+22%
Rental Income
+$72K
Total Position
$680K
+36%
6.4%/yr
Year 10
Capital Value
$739K
+48%
Rental Income
+$156K
Total Position
$895K
+79%
6.0%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$366K
Total Position
$1.5M
+193%
5.5%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$649K
Total Position
$2.3M
+354%
5.2%/yr

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.7% annual return
Occupancy
Weak
43% average occupancy
Nightly Rate
Good
$182 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
79 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.7% 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.
2.8%
$1,264/mo
40% occ.
3.7%
$1,686/mo
43% occ.
4.0%
$1,796/mo
current
53% occ.
4.9%
$2,217/mo

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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.

Asking price · Freehold
$542,391
1.0%
Net yield
View original listing
Source verified · Idealista.pt · listed 2 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.