Detached house in Rua da Escola Nn, Boliqueime
Grade Bvilla

Detached house in Rua da Escola Nn, Boliqueime

Loulé/Vilamoura · Golden Triangle ·

€2.8M

Asking Price (EUR)

3.0%

True Net Yield (Owner, all-in)

2.1%

True Net Yield (Managed, all-in)

4.7%

True Gross Yield

52%

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: €146,587/yr
Average Daily Rate: €770
Payback Period: 23.5 years
5-yr Capital Value: €3.6M
10-yr Capital Value: €4.4M
Brixfox Score: 61 / 100
Comparable Properties: 5
Data Confidence: 60%
Search Radius: 4 km

True Investment Cost

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

€3.2M

+14.6% over asking

Asking price€2.8M
IMT — Property transfer tax (investment schedule)€206,250
IS — Stamp duty (0.8%)€22,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€41,250
Total acquisition costs€270,750
Renovation (est. €200/m² × 442 m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		€88,400
(€44,200–€132,600)
Furnishing & STR launch (5bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€42,900
All-in investment (incl. renovation & furnishing)€3.2M

Gross yield (asking price)

5.3%

True gross yield (all-in)

4.7%

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: 5
Building: 442 m²

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
14.34
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
5.21
Payback Speed
1
STR Suitability
3

Description

BOLIQUEIME - 5-Bedroom Villa (4 En-suite) with 18,350m² of Land - Algarve, Portugal Located in the peaceful countryside of Boliqueime, near Vilamura, this property offers an ideal blend of comfort, privacy, and nature, set on an impressive 18,350m² plot with beautifully landscaped gardens and a wide variety of over 40

Location

📍 37.1230°N, 8.1540°W

· Loulé/Vilamoura, Algarve, Portugal

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

Detached house in Rua da Escola Nn, Boliqueime

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

Grade B investment — short-term rental yields 3.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score61
GradeB
Brixfox Intelligence
61BStrong
Score Breakdown
ROI & Yield67%
Capital Growth64%
Risk Profile63%
Market Demand61%

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
+9.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$844K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.5%
$8,738/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
28.5 yr
Rental only

Property details

Description

BOLIQUEIME - 5-Bedroom Villa (4 En-suite) with 18,350m² of Land - Algarve, Portugal Located in the peaceful countryside of Boliqueime, near Vilamura, this property offers an ideal blend of comfort, privacy, and nature, set on an impressive 18,350m² plot with beautifully landscaped gardens and a wide variety of over 40

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$1,112/night
50% ($512)Brixfox estimate($1,112/night)200% ($2047)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$104,861
Airbnb data$1,112/night · 52% occupancy
Rental income
$1,112/night · 52% occ.
$211,715
Running costs (20%)
Utilities, cleaning, maintenance
-$42,343
Income tax (10%)
Indonesian rental income tax
-$59,280
Property tax
Annual property tax
-$5,231
Net income
3.5% ROI
$104,861

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$2,989,130
IMT (transfer tax, investment schedule)$224,185
Imposto de Selo (stamp duty)$23,913
Notary & registration$1,359
Legal / due diligence$44,837
Total acquisition costs$294,293
Renovation (~$217/m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		$96,087
($48,043–$144,130)
Furnishing & STR launch
5bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$44,457
All-in investment$3,423,967

Gross yield (asking)

7.1%

True gross yield (all-in)

6.2%

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.

$15.5M$11.7M$7.8M$3.9M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $2.8M
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 21: 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
$3.3M
+22%
Rental Income
+$512K
Total Position
$3.9M
+40%
7.0%/yr
Year 10
Capital Value
$4.1M
+48%
Rental Income
+$1.1M
Total Position
$5.2M
+88%
6.5%/yr
Year 20
Capital Value
$6.0M
+119%
Rental Income
+$2.6M
Total Position
$8.6M
+213%
5.9%/yr
Year 30
Capital Value
$8.9M
+224%
Rental Income
+$4.6M
Total Position
$13.5M
+391%
5.4%/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
Average
3.5% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Strong
$1023 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

Premium nightly rate of $1023 — 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 3.5% is near 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

32% occ.
2.9%
$7,177/mo
42% occ.
3.8%
$9,545/mo
52% occ.
4.8%
$11,914/mo
current
62% occ.
5.7%
$14,283/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.