Detached house in Rua de Boavista, Boliqueime
Grade Bvillamid-range

Detached house in Rua de Boavista, Boliqueime

Loulé/Vilamoura · Golden Triangle ·

€3.8M

Asking Price (EUR)

2.4%

True Net Yield (Owner, all-in)

1.6%

True Net Yield (Managed, all-in)

3.6%

True Gross Yield

41%

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: €152,326/yr
Average Daily Rate: €1020
Payback Period: 38.2 years
5-yr Capital Value: €6.1M
10-yr Capital Value: €7.4M
Brixfox Score: 55.2 / 100
Comparable Properties: 6
Data Confidence: 62%
Search Radius: 6 km

True Investment Cost

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

€4.2M

+12.2% over asking

Asking price€3.8M
IMT — Property transfer tax (investment schedule)€281,250
IS — Stamp duty (0.8%)€30,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€56,250
Total acquisition costs€368,750
Renovation (est. €55/m² × 564 m²)
Light touch-ups — paint, fixtures, deep clean.		€31,020
(€16,920–€45,120)
Furnishing & STR launch (7bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€56,100
All-in investment (incl. renovation & furnishing)€4.2M

Gross yield (asking price)

4.1%

True gross yield (all-in)

3.6%

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: 7
Building: 564 m²
Style: portuguese-traditional
Condition: good
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

vine-covered facadetraditional terracotta potterybrick-paved pool surround

Score Breakdown

ROI
10.73
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
4.09
Payback Speed
0
STR Suitability
3

Description

7 bedroom villa with 564 m² of gross construction area, set in a plot of 7,680 m², with swimming pool, garden and sea view, located in Boliqueime, in the Algarve. With traditional Algarve architecture, this property combines charm, comfort and privacy in a quiet and sunny environment. The villa has large interior spa

Location

📍 37.1230°N, 8.1540°W

· Loulé/Vilamoura, Algarve, Portugal

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

Detached house in Rua de Boavista, Boliqueime

Inventory
7 Beds
Bathrooms
0 Baths
Built Area
564 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 2.6% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score55
GradeB
Brixfox Intelligence
55BStrong
Score Breakdown
ROI & Yield61%
Capital Growth58%
Risk Profile57%
Market Demand55%

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
+8.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$1.2M in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.6%
$8,943/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
38.0 yr
Rental only

Property details

Condition: good

Description

7 bedroom villa with 564 m² of gross construction area, set in a plot of 7,680 m², with swimming pool, garden and sea view, located in Boliqueime, in the Algarve. With traditional Algarve architecture, this property combines charm, comfort and privacy in a quiet and sunny environment. The villa has large interior spa

Income Breakdown

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Nightly Rate (ADR)
$1,474/night
50% ($678)Brixfox estimate($1,474/night)200% ($2713)
Occupancy
41%
10%Brixfox estimate(41%)100%

Short-Term Rental

Yearly income
$107,313
Airbnb data$1,474/night · 41% occupancy
Rental income
$1,474/night · 41% occ.
$220,088
Running costs (20%)
Utilities, cleaning, maintenance
-$44,018
Income tax (10%)
Indonesian rental income tax
-$61,625
Property tax
Annual property tax
-$7,133
Net income
2.6% ROI
$107,313

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$4,076,087
IMT (transfer tax, investment schedule)$305,707
Imposto de Selo (stamp duty)$32,609
Notary & registration$1,359
Legal / due diligence$61,141
Total acquisition costs$400,815
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$33,717
($18,391–$49,043)
Furnishing & STR launch
7bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$58,804
All-in investment$4,569,424

Gross yield (asking)

5.4%

True gross yield (all-in)

4.8%

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.

$19.4M$14.5M$9.7M$4.8M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $3.8M
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 26: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$4.6M
+22%
Rental Income
+$524K
Total Position
$5.1M
+36%
6.3%/yr
Year 10
Capital Value
$5.6M
+48%
Rental Income
+$1.1M
Total Position
$6.7M
+78%
5.9%/yr
Year 20
Capital Value
$8.2M
+119%
Rental Income
+$2.7M
Total Position
$10.9M
+190%
5.5%/yr
Year 30
Capital Value
$12.2M
+224%
Rental Income
+$4.7M
Total Position
$16.9M
+350%
5.1%/yr

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.6% annual return
Occupancy
Weak
41% average occupancy
Nightly Rate
Strong
$1356 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1356 — 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 2.6% is below 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

30% occ.
2.6%
$8,823/mo
40% occ.
3.5%
$11,962/mo
current
41% occ.
3.6%
$12,244/mo
current
51% occ.
4.5%
$15,383/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.