T3 flat in Boliqueime, Loulé
T3 flat in Boliqueime, Loulé — image 2T3 flat in Boliqueime, Loulé — image 3T3 flat in Boliqueime, Loulé — image 4T3 flat in Boliqueime, Loulé — image 5
Grade B+apartmentmid-range

T3 flat in Boliqueime, Loulé

Loulé/Vilamoura · Golden Triangle ·

€321,000

Asking Price (EUR)

12.7%

True Net Yield (Owner, all-in)

8.8%

True Net Yield (Managed, all-in)

19.6%

True Gross Yield

52%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 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: €74,234/yr
Average Daily Rate: €391
-20.0% vs area baselineImage quality 6/10 (-3%), Dated style (-15%), No pool (-12%), Has view (+10%)
Payback Period: 5.4 years
5-yr Capital Value: €421,789
10-yr Capital Value: €513,171
Brixfox Score: 71.9 / 100
Comparable Properties: 6
Data Confidence: 64%
Search Radius: 4 km

True Investment Cost

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

€379,008

+18.1% over asking

Asking price€321,000
IMT — Property transfer tax (investment schedule)€13,510
IS — Stamp duty (0.8%)€2,568
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,815
Total acquisition costs€22,143
Renovation (est. €55/m² × 103 m²)
Light touch-ups — paint, fixtures, deep clean.		€5,665
(€3,090–€8,240)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€30,200
All-in investment (incl. renovation & furnishing)€379,008

Gross yield (asking price)

23.1%

True gross yield (all-in)

19.6%

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: 3
Bathrooms: 2
Building: 103 m²
Style: dated
Condition: good
Year Built: 1994
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

balcony with outdoor seatingpalm tree view

Score Breakdown

ROI
25
Visual Appeal
8.2
Ownership Security
13
Location
8.4
Land & Space
4.06
Rental Demand
5.21
Payback Speed
5
STR Suitability
3

Description

3-Bedroom Apartment with Excellent Location in Boliqueime Enjoy comfort and tranquility in this spacious 101 m² apartment with 3 bedrooms, located in the heart of Boliqueime. This property offers ideal features for a family or for those seeking a secure investment. Apartment Features: Generous Spaces: Comprising 4 r

Location

📍 37.1310°N, 8.1519°W

· Loulé/Vilamoura, Algarve, Portugal

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

T3 flat in Boliqueime, Loulé

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

Grade B+ investment — short-term rental yields 15.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score72
GradeB+
Brixfox Intelligence
72B+Strong
Score Breakdown
ROI & Yield79%
Capital Growth76%
Risk Profile73%
Market Demand72%

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
+22.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$99K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
15.9%
$4,610/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
5 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
6.3 yr
Rental only

Property details

Year built: 1994
Energy: D
Condition: good

Description

3-Bedroom Apartment with Excellent Location in Boliqueime Enjoy comfort and tranquility in this spacious 101 m² apartment with 3 bedrooms, located in the heart of Boliqueime. This property offers ideal features for a family or for those seeking a secure investment. Apartment Features: Generous Spaces: Comprising 4 r

Income Breakdown

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Nightly Rate (ADR)
$566/night
50% ($260)Brixfox estimate($566/night)200% ($1041)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$55,317
Airbnb data$566/night · 52% occupancy
Rental income
$566/night · 52% occ.
$107,552
Running costs (20%)
Utilities, cleaning, maintenance
-$21,510
Income tax (10%)
Indonesian rental income tax
-$30,115
Property tax
Annual property tax
-$611
Net income
15.9% ROI
$55,317

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$348,913
IMT (transfer tax, investment schedule)$14,685
Imposto de Selo (stamp duty)$2,791
Notary & registration$1,359
Legal / due diligence$5,234
Total acquisition costs$24,068
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$6,158
($3,359–$8,957)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$411,965

Gross yield (asking)

30.8%

True gross yield (all-in)

26.1%

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.

$4.0M$3.0M$2.0M$995K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $321K
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 6: rental income alone has repaid the full purchase price.
2x return
Year 5: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$391K
+22%
Rental Income
+$270K
Total Position
$661K
+106%
15.5%/yr
Year 10
Capital Value
$475K
+48%
Rental Income
+$583K
Total Position
$1.1M
+230%
12.7%/yr
Year 20
Capital Value
$703K
+119%
Rental Income
+$1.4M
Total Position
$2.1M
+545%
9.8%/yr
Year 30
Capital Value
$1.0M
+224%
Rental Income
+$2.4M
Total Position
$3.5M
+979%
8.3%/yr

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
15.9% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Strong
$521 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 15.9% — outperforms most villas in this market
Premium nightly rate of $521 — 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 52% — 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

32% occ.
13.1%
$3,813/mo
42% occ.
17.3%
$5,018/mo
52% occ.
21.4%
$6,223/mo
current
62% occ.
25.5%
$7,428/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.