Detached house in Lematur, Salema - Vale de Boi, Budens
Grade Avillamid-range

Detached house in Lematur, Salema - Vale de Boi, Budens

Sagres/Vila do Bispo · Western Algarve ·

€670,000

Asking Price (EUR)

10.1%

True Net Yield (Owner, all-in)

7.3%

True Net Yield (Managed, all-in)

12.3%

True Gross Yield

44%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.6 months ago and is currently at 22% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.77, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €95,965/yr
Average Daily Rate: €594
-7.0% vs area baselinePortuguese-traditional style (+5%), No pool (-12%)
Payback Period: 13.0 years
5-yr Capital Value: €776,714
10-yr Capital Value: €900,424
Brixfox Score: 76.4 / 100
Comparable Properties: 6
Data Confidence: 73%
Search Radius: 3 km

True Investment Cost

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

€781,310

+16.6% over asking

Asking price€670,000
IMT — Property transfer tax (investment schedule)€40,200
IS — Stamp duty (0.8%)€5,360
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€10,050
Total acquisition costs€56,860
Renovation (est. €55/m² × 210 m²)
Light touch-ups — paint, fixtures, deep clean.		€11,550
(€6,300–€16,800)
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)€781,310

Gross yield (asking price)

14.3%

True gross yield (all-in)

12.3%

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: 210 m²
Style: portuguese-traditional
Condition: good

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

arched entrancebougainvillea plantterracotta roof tiles

Score Breakdown

ROI
24.36
Visual Appeal
11.2
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
4.43
Payback Speed
5
STR Suitability
4

Description

Located in the sought-after coastal village of Salema and bordering the protected Costa Vicentina Nature Reserve, this substantial five-bedroom linked villa offers incredibly generous accommodation arranged over three floors and conveniently divided into two fully independent apartments. Perfectly suited as a spacious

Location

📍 37.0090°N, 8.9390°W

· Sagres/Vila do Bispo, Algarve, Portugal

Listed via Idealista.pt
5-bedroom freehold villa in Sagres/Vila do Bispo — photo 1 of 1
Idealista.pt

Detached house in Lematur, Salema - Vale de Boi, Budens

Sagres/Vila do Bispo · Western Algarve · Ref BF-80459 Source verified · Idealista.pt · listed 13 Jun 2026
Asking price · Freehold
$728,261
Ownership
Freehold
Bedrooms
5
Built area
210 m²
True net yield
7.7%
≈ $8,654/mo net after costs & tax
Brixfox Score 76 · A

What nearby Airbnbs actually earn

Brixfox tracks the live availability calendars of Airbnb listings around this property. The rates and occupancy below are observed from real bookings — this is the data behind every yield figure on this page.

Location

Sagres/Vila do Bispo

Western Algarve, Approximate area

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Airbnb Comp Analysis

Finding Airbnb comps...

Property details

Condition: good

Description

Located in the sought-after coastal village of Salema and bordering the protected Costa Vicentina Nature Reserve, this substantial five-bedroom linked villa offers incredibly generous accommodation arranged over three floors and conveniently divided into two fully independent apartments. Perfectly suited as a spacious

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.

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$844/night
50% ($388)Brixfox estimate($844/night)200% ($1552)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$65,622
Airbnb data$844/night · 44% occupancy
Rental income
$844/night · 44% occ.
$126,196
Running costs (20%)
Utilities, cleaning, maintenance
-$25,239
Income tax (10%)
Indonesian rental income tax
-$35,335
Property tax
Annual property tax
-$0
Net income
9.0% ROI
$65,622

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

7.7%

Based on area comps — this property's exact location is unconfirmed

Scenario
Pre-tax
After-tax
Owner-managed
12.6%
11.2%
Fully-managed
9.0%
7.7%
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

15.3%

Annual Revenue

$126,196

Income Tax / yr

$11,042

Payback

13 yrs

True All-In Cost
Asking price$728,261
IMT — transfer tax (non-resident 7.5%)$54,620
Stamp duty (0.8%)$5,826
Notary + registry$2,174
Legal$8,958
Furnishing + STR launch$27,174
All-in cost$827,012

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Sagres/Vila do Bispo.

$5.8M$4.4M$2.9M$1.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $670K
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 10: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$815K
+22%
Rental Income
+$321K
Total Position
$1.1M
+70%
11.1%/yr
Year 10
Capital Value
$992K
+48%
Rental Income
+$692K
Total Position
$1.7M
+151%
9.7%/yr
Year 20
Capital Value
$1.5M
+119%
Rental Income
+$1.6M
Total Position
$3.1M
+361%
7.9%/yr
Year 30
Capital Value
$2.2M
+224%
Rental Income
+$2.9M
Total Position
$5.0M
+653%
7.0%/yr

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

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
9.0% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Strong
$776 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 9.0% — outperforms most villas in this market
Premium nightly rate of $776 — 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 44% — 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.
8.9%
$5,389/mo
40% occ.
11.8%
$7,185/mo
44% occ.
13.1%
$7,950/mo
current
54% occ.
16.1%
$9,747/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. Market factors in Portugal may impact actual yields.