Detached house in Caminho de Vale Covo, Boliqueime, Loulé
Detached house in Caminho de Vale Covo, Boliqueime, Loulé — image 2Detached house in Caminho de Vale Covo, Boliqueime, Loulé — image 3Detached house in Caminho de Vale Covo, Boliqueime, Loulé — image 4Detached house in Caminho de Vale Covo, Boliqueime, Loulé — image 5
Grade Avillamid-range

Detached house in Caminho de Vale Covo, Boliqueime, Loulé

Loulé/Vilamoura · Golden Triangle ·

€1.2M

Asking Price (EUR)

9.6%

True Net Yield (Owner, all-in)

6.6%

True Net Yield (Managed, all-in)

14.8%

True Gross Yield

51%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 months ago and is currently at 17% 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: €203,766/yr
Average Daily Rate: €1094
+18.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 7.3 years
5-yr Capital Value: €1.6M
10-yr Capital Value: €1.9M
Brixfox Score: 83.1 / 100
Comparable Properties: 11
Data Confidence: 64%
Search Radius: 6 km

True Investment Cost

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

€1.4M

+15.5% over asking

Asking price€1.2M
IMT — Property transfer tax (investment schedule)€89,625
IS — Stamp duty (0.8%)€9,560
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€17,925
Total acquisition costs€118,360
Renovation (est. €55/m² × 386 m²)
Light touch-ups — paint, fixtures, deep clean.		€21,230
(€11,580–€30,880)
Furnishing & STR launch (5bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€45,400
All-in investment (incl. renovation & furnishing)€1.4M

Gross yield (asking price)

17.1%

True gross yield (all-in)

14.8%

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: 5
Bathrooms: 4
Building: 386 m²
Land: 590 m²
Style: portuguese-traditional
Condition: good
Year Built: 2009
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

multi-level terracesprivate swimming pooltraditional tiled roofs

Score Breakdown

ROI
25
Visual Appeal
13.6
Ownership Security
13
Location
8.4
Land & Space
10.04
Rental Demand
5.1
Payback Speed
5
STR Suitability
3

Description

Sale | Villa | 5 bedrooms | 386.08 sq. m gross construction | 590 sq. m Land | Heated pool Charming house with panoramic views of the sea and countryside, situated in the peaceful area of Boliqueime, a location increasingly sought after by national and international buyers, thanks to its serene environment and proximi

Location

📍 37.1297°N, 8.1294°W

· Loulé/Vilamoura, Algarve, Portugal

View on Cluttons Portugal →Also on Idealista.pt
Idealista.pt
Loulé/Vilamoura / Golden Triangle

Detached house in Caminho de Vale Covo, Boliqueime, Loulé

Inventory
5 Beds
Bathrooms
4 Baths
Built Area
386 m²
Land Plot
590 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 11.6% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score83
GradeA
Brixfox Intelligence
83AExcellent
Score Breakdown
ROI & Yield91%
Capital Growth87%
Risk Profile84%
Market Demand83%

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.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+17.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$367K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
11.6%
$12,579/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.6 yr
Rental only

Property details

Year built: 2009
Energy: C
Condition: good

Description

Sale | Villa | 5 bedrooms | 386.08 sq. m gross construction | 590 sq. m Land | Heated pool Charming house with panoramic views of the sea and countryside, situated in the peaceful area of Boliqueime, a location increasingly sought after by national and international buyers, thanks to its serene environment and proximi

Income Breakdown

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Nightly Rate (ADR)
$1,582/night
50% ($728)Brixfox estimate($1,582/night)200% ($2910)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$150,952
Airbnb data$1,582/night · 51% occupancy
Rental income
$1,582/night · 51% occ.
$294,663
Running costs (20%)
Utilities, cleaning, maintenance
-$58,933
Income tax (10%)
Indonesian rental income tax
-$82,506
Property tax
Annual property tax
-$2,273
Net income
11.6% ROI
$150,952

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$1,298,913
IMT (transfer tax, investment schedule)$97,418
Imposto de Selo (stamp duty)$10,391
Notary & registration$1,359
Legal / due diligence$19,484
Total acquisition costs$128,652
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$23,076
($12,587–$33,565)
Furnishing & STR launch
5bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$47,174
All-in investment$1,497,815

Gross yield (asking)

22.7%

True gross yield (all-in)

19.7%

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.

$12.1M$9.0M$6.0M$3.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.2M
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 8: rental income alone has repaid the full purchase price.
2x return
Year 6: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.5M
+22%
Rental Income
+$737K
Total Position
$2.2M
+83%
12.9%/yr
Year 10
Capital Value
$1.8M
+48%
Rental Income
+$1.6M
Total Position
$3.4M
+181%
10.9%/yr
Year 20
Capital Value
$2.6M
+119%
Rental Income
+$3.7M
Total Position
$6.4M
+431%
8.7%/yr
Year 30
Capital Value
$3.9M
+224%
Rental Income
+$6.6M
Total Position
$10.5M
+777%
7.5%/yr

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
11.6% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Strong
$1455 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
590 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 11.6% — outperforms most villas in this market
Premium nightly rate of $1455 — positioned in the top tier
Generous 590 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 51% — factor in seasonal gaps

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

31% occ.
9.5%
$10,263/mo
41% occ.
12.6%
$13,630/mo
51% occ.
15.7%
$16,998/mo
current
61% occ.
18.8%
$20,365/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.