Terraced house, Praia da Salema, Nn, Salema - Vale de Boi, Budens
Terraced house, Praia da Salema, Nn, Salema - Vale de Boi, Budens — image 2Terraced house, Praia da Salema, Nn, Salema - Vale de Boi, Budens — image 3Terraced house, Praia da Salema, Nn, Salema - Vale de Boi, Budens — image 4Terraced house, Praia da Salema, Nn, Salema - Vale de Boi, Budens — image 5
Grade B+villamid-range

Terraced house, Praia da Salema, Nn, Salema - Vale de Boi, Budens

Sagres/Vila do Bispo · Western Algarve ·

€485,000

Asking Price (EUR)

4.4%

True Net Yield (Owner, all-in)

3.0%

True Net Yield (Managed, all-in)

6.8%

True Gross Yield

48%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.2 months ago and is currently at 10% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.73, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €37,881/yr
Average Daily Rate: €215
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has ocean (+10%)
Payback Period: 15.5 years
5-yr Capital Value: €637,283
10-yr Capital Value: €775,352
Brixfox Score: 66.3 / 100
Comparable Properties: 12
Data Confidence: 88%
Search Radius: 2 km

True Investment Cost

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

€560,425

+15.6% over asking

Asking price€485,000
IMT — Property transfer tax (investment schedule)€26,630
IS — Stamp duty (0.8%)€3,880
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,275
Total acquisition costs€39,035
Renovation (est. €55/m² × 128 m²)
Light touch-ups — paint, fixtures, deep clean.		€7,040
(€3,840–€10,240)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€29,350
All-in investment (incl. renovation & furnishing)€560,425

Gross yield (asking price)

7.8%

True gross yield (all-in)

6.8%

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: 2
Bathrooms: 3
Building: 128 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: b-
Private Pool
ocean

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large communal pool areaocean viewstraditional Algarve architecture

Score Breakdown

ROI
17.7
Visual Appeal
11.8
Ownership Security
13
Location
8.4
Land & Space
4.56
Rental Demand
4.82
Payback Speed
3
STR Suitability
3

Description

2-bedroom house in the renovated Salema Beach Village tourist development, located just 500 meters from the picturesque Salema beach, in the charming fishing village of Salema, in the municipality of Vila do Bispo. This typically Algarve house, with Mediterranean inspiration, has a private rooftop terrace, views of the

Location

📍 37.0681°N, 8.8307°W

· Sagres/Vila do Bispo, Algarve, Portugal

View on LUXIMO´S Christie´s International Real Estate →Also on Idealista.pt
Idealista.pt
Sagres/Vila do Bispo / Western Algarve

Terraced house, Praia da Salema, Nn, Salema - Vale de Boi, Budens

Inventory
2 Beds
Bathrooms
3 Baths
Built Area
128 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 5.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score66
GradeB+
Brixfox Intelligence
66B+Strong
Score Breakdown
ROI & Yield73%
Capital Growth69%
Risk Profile68%
Market Demand66%

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
+10.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$119K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.4%
$2,370/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
18.5 yr
Rental only

Property details

Energy: b-
Condition: good
View: ocean

Description

2-bedroom house in the renovated Salema Beach Village tourist development, located just 500 meters from the picturesque Salema beach, in the charming fishing village of Salema, in the municipality of Vila do Bispo. This typically Algarve house, with Mediterranean inspiration, has a private rooftop terrace, views of the

Income Breakdown

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Nightly Rate (ADR)
$321/night
50% ($148)Brixfox estimate($321/night)200% ($591)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$28,438
Airbnb data$321/night · 48% occupancy
Rental income
$321/night · 48% occ.
$56,463
Running costs (20%)
Utilities, cleaning, maintenance
-$11,293
Income tax (10%)
Indonesian rental income tax
-$15,810
Property tax
Annual property tax
-$923
Net income
5.4% ROI
$28,438

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$527,174
IMT (transfer tax, investment schedule)$28,946
Imposto de Selo (stamp duty)$4,217
Notary & registration$1,359
Legal / due diligence$7,908
Total acquisition costs$42,429
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$7,652
($4,174–$11,130)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$29,728
All-in investment$606,984

Gross yield (asking)

10.7%

True gross yield (all-in)

9.3%

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 Sagres/Vila do Bispo.

$3.2M$2.4M$1.6M$810K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $485K
Capital appreciation
Property value growing at +4%/yr based on Sagres/Vila do Bispo 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 15: 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
$590K
+22%
Rental Income
+$139K
Total Position
$729K
+50%
8.5%/yr
Year 10
Capital Value
$718K
+48%
Rental Income
+$300K
Total Position
$1.0M
+110%
7.7%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$703K
Total Position
$1.8M
+264%
6.7%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$1.2M
Total Position
$2.8M
+481%
6.0%/yr

Location

Sagres/Vila do Bispo

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.4% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Strong
$295 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $295 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 48% — 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.
4.5%
$1,974/mo
40% occ.
6.1%
$2,658/mo
48% occ.
7.3%
$3,217/mo
current
58% occ.
8.9%
$3,901/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.