House in Parragil - Varjota, São Sebastião
Grade B+villa

House in Parragil - Varjota, São Sebastião

Loulé/Vilamoura · Golden Triangle ·

€405,000

Asking Price (EUR)

17.7%

True Net Yield (Owner, all-in)

12.2%

True Net Yield (Managed, all-in)

27.2%

True Gross Yield

55%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 months ago and is currently at 18% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.75, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €136,738/yr
Average Daily Rate: €681
Payback Period: 3.7 years
5-yr Capital Value: €532,164
10-yr Capital Value: €647,459
Brixfox Score: 74.9 / 100
Comparable Properties: 10
Data Confidence: 82%
Search Radius: 2 km

True Investment Cost

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

€503,145

+24.2% over asking

Asking price€405,000
IMT — Property transfer tax (investment schedule)€20,230
IS — Stamp duty (0.8%)€3,240
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,075
Total acquisition costs€30,795
Renovation (est. €200/m² × 149 m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		€29,800
(€14,900–€44,700)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€37,550
All-in investment (incl. renovation & furnishing)€503,145

Gross yield (asking price)

33.8%

True gross yield (all-in)

27.2%

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
Building: 149 m²

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
25
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
4.98
Rental Demand
5.5
Payback Speed
5
STR Suitability
3

Description

Property consisting of two houses for renovation, situated on a 1440 m2 plot, with sea views, 10 minutes from Loulé. The newer house, has a kitchen, living room, two bedrooms and one bathroom. The other house has two rooms. There is also an external bathroom and outbuildings. It has mains water and a cistern. With ex

Location

📍 37.0770°N, 8.1170°W

· Loulé/Vilamoura, Algarve, Portugal

View on Idealista.pt
Idealista.pt
Loulé/Vilamoura / Golden Triangle

House in Parragil - Varjota, São Sebastião

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

Grade B+ investment — short-term rental yields 23.2% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score75
GradeB+
Brixfox Intelligence
75B+Strong
Score Breakdown
ROI & Yield83%
Capital Growth79%
Risk Profile76%
Market Demand75%

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
+29.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$124K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
23.2%
$8,494/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
4 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
4.3 yr
Rental only

Property details

Description

Property consisting of two houses for renovation, situated on a 1440 m2 plot, with sea views, 10 minutes from Loulé. The newer house, has a kitchen, living room, two bedrooms and one bathroom. The other house has two rooms. There is also an external bathroom and outbuildings. It has mains water and a cistern. With ex

Income Breakdown

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Nightly Rate (ADR)
$984/night
50% ($453)Brixfox estimate($984/night)200% ($1810)
Occupancy
55%
10%Brixfox estimate(55%)100%

Short-Term Rental

Yearly income
$101,925
Airbnb data$984/night · 55% occupancy
Rental income
$984/night · 55% occ.
$197,490
Running costs (20%)
Utilities, cleaning, maintenance
-$39,498
Income tax (10%)
Indonesian rental income tax
-$55,297
Property tax
Annual property tax
-$770
Net income
23.2% ROI
$101,925

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$440,217
IMT (transfer tax, investment schedule)$21,989
Imposto de Selo (stamp duty)$3,522
Notary & registration$1,359
Legal / due diligence$6,603
Total acquisition costs$33,473
Renovation (~$217/m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		$32,391
($16,196–$48,587)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$38,641
All-in investment$544,723

Gross yield (asking)

44.9%

True gross yield (all-in)

36.3%

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.

$6.6M$5.0M$3.3M$1.7M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $405K
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 5: rental income alone has repaid the full purchase price.
2x return
Year 4: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$493K
+22%
Rental Income
+$498K
Total Position
$991K
+145%
19.6%/yr
Year 10
Capital Value
$599K
+48%
Rental Income
+$1.1M
Total Position
$1.7M
+313%
15.3%/yr
Year 20
Capital Value
$887K
+119%
Rental Income
+$2.5M
Total Position
$3.4M
+741%
11.2%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$4.5M
Total Position
$5.8M
+1326%
9.3%/yr

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
23.2% annual return
Occupancy
Average
55% average occupancy
Nightly Rate
Strong
$905 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 23.2% — outperforms most villas in this market
Premium nightly rate of $905 — 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 55% — 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

35% occ.
19.8%
$7,267/mo
45% occ.
25.5%
$9,361/mo
55% occ.
31.2%
$11,456/mo
current
65% occ.
36.9%
$13,551/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.