Detached house, barranco do velho, Salir, Loulé
Detached house, barranco do velho, Salir, Loulé — image 2Detached house, barranco do velho, Salir, Loulé — image 3Detached house, barranco do velho, Salir, Loulé — image 4Detached house, barranco do velho, Salir, Loulé — image 5
Grade Bvillabudget

Detached house, barranco do velho, Salir, Loulé

Loulé/Vilamoura · Golden Triangle ·

€119,000

Asking Price (EUR)

2.2%

True Net Yield (Owner, all-in)

1.5%

True Net Yield (Managed, all-in)

3.4%

True Gross Yield

43%

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: €9,806/yr
Average Daily Rate: €63
-54.0% vs area baselineImage quality 2/10 (-15%), Dated style (-15%), No pool (-12%), Budget finish (-12%)
Payback Period: 15.2 years
5-yr Capital Value: €156,364
10-yr Capital Value: €190,241
Brixfox Score: 63.8 / 100
Comparable Properties: 3
Data Confidence: 54%
Search Radius: 6 km

True Investment Cost

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

€285,148

+139.6% over asking

Asking price€119,000
IMT — Property transfer tax (investment schedule)€1,361
IS — Stamp duty (0.8%)€952
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€1,785
Total acquisition costs€5,348
Renovation (est. €900/m² × 154 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€138,600
(€107,800–€169,400)
Furnishing & STR launch (3bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€22,200
All-in investment (incl. renovation & furnishing)€285,148

Gross yield (asking price)

8.2%

True gross yield (all-in)

3.4%

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: 154 m²
Land: 800 m²
Style: dated
Condition: needs-renovation
Energy Certificate: Exempt

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
17.93
Visual Appeal
2.2
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
4.28
Payback Speed
3
STR Suitability
3

Description

This property is located in a very quiet location, with 2 numbers, and in the urban area the land has about 500 m2 and the rustic has about 300 m2. The project was approved for a 3 bedroom villa, 2 bathrooms, kitchen and living room. To finish this house you will have to submit a new project to the Loulé City Council

Location

📍 37.2383°N, 7.9390°W

· Loulé/Vilamoura, Algarve, Portugal

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Loulé/Vilamoura / Golden Triangle

Detached house, barranco do velho, Salir, Loulé

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

Grade B investment — short-term rental yields 5.5% net return annually.

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The Investment

Brixfox Score64
GradeB
Brixfox Intelligence
64BStrong
Score Breakdown
ROI & Yield70%
Capital Growth67%
Risk Profile66%
Market Demand64%

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
+11.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$37K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.5%
$596/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
18.1 yr
Rental only

Property details

Energy: Exempt
Condition: needs-renovation

Description

This property is located in a very quiet location, with 2 numbers, and in the urban area the land has about 500 m2 and the rustic has about 300 m2. The project was approved for a 3 bedroom villa, 2 bathrooms, kitchen and living room. To finish this house you will have to submit a new project to the Loulé City Council

Income Breakdown

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Nightly Rate (ADR)
$91/night
50% ($42)Brixfox estimate($91/night)200% ($167)
Occupancy
43%
10%Brixfox estimate(43%)100%

Short-Term Rental

Yearly income
$7,147
Airbnb data$91/night · 43% occupancy
Rental income
$91/night · 43% occ.
$14,179
Running costs (20%)
Utilities, cleaning, maintenance
-$2,836
Income tax (10%)
Indonesian rental income tax
-$3,970
Property tax
Annual property tax
-$226
Net income
5.5% ROI
$7,147

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$129,348
IMT (transfer tax, investment schedule)$1,479
Imposto de Selo (stamp duty)$1,035
Notary & registration$1,359
Legal / due diligence$1,940
Total acquisition costs$5,813
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$150,652
($117,174–$184,130)
Furnishing & STR launch
3bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$21,957
All-in investment$307,770

Gross yield (asking)

11.0%

True gross yield (all-in)

4.6%

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.

$804K$603K$402K$201K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $119K
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 15: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$145K
+22%
Rental Income
+$35K
Total Position
$180K
+51%
8.6%/yr
Year 10
Capital Value
$176K
+48%
Rental Income
+$75K
Total Position
$252K
+111%
7.8%/yr
Year 20
Capital Value
$261K
+119%
Rental Income
+$177K
Total Position
$437K
+268%
6.7%/yr
Year 30
Capital Value
$386K
+224%
Rental Income
+$313K
Total Position
$699K
+487%
6.1%/yr

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.5% annual return
Occupancy
Weak
43% average occupancy
Nightly Rate
Average
$83 per night
Visual Appeal
Weak
1/10 instagrammability
Size & Space
Strong
800 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Generous 800 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 43% — 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.
5.2%
$561/mo
40% occ.
7.0%
$754/mo
43% occ.
7.5%
$808/mo
current
53% occ.
9.3%
$1,001/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.