Detached house in Rua da Escola Velha, 8200, Boliqueime
Detached house in Rua da Escola Velha, 8200, Boliqueime — image 2Detached house in Rua da Escola Velha, 8200, Boliqueime — image 3Detached house in Rua da Escola Velha, 8200, Boliqueime — image 4Detached house in Rua da Escola Velha, 8200, Boliqueime — image 5
Grade B+villamid-range

Detached house in Rua da Escola Velha, 8200, Boliqueime

Loulé/Vilamoura · Golden Triangle ·

€1.3M

Asking Price (EUR)

2.3%

True Net Yield (Owner, all-in)

1.6%

True Net Yield (Managed, all-in)

3.5%

True Gross Yield

37%

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: €49,636/yr
Average Daily Rate: €365
+15.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%)
Payback Period: 31.5 years
5-yr Capital Value: €1.6M
10-yr Capital Value: €2.0M
Brixfox Score: 65.2 / 100
Comparable Properties: 7
Data Confidence: 72%
Search Radius: 2 km

True Investment Cost

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

€1.4M

+12.7% over asking

Asking price€1.3M
IMT — Property transfer tax (investment schedule)€93,750
IS — Stamp duty (0.8%)€10,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€18,750
Total acquisition costs€123,750
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€34,700
All-in investment (incl. renovation & furnishing)€1.4M

Gross yield (asking price)

4.0%

True gross yield (all-in)

3.5%

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: 3
Building: 106 m²
Land: 3040 m²
Style: modern
Condition: new-build
Year Built: 2022
Energy Certificate: A
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

glass balcony railingsstone accent wallsprivate swimming pool

Score Breakdown

ROI
11.51
Visual Appeal
13.6
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
3.73
Payback Speed
0
STR Suitability
3

Description

Located in Olhos de Água, Albufeira, this 3-bedroom, 3-bathroom townhouse is an unmissable opportunity and is in the final stages of construction. With a gross private area of 124 square meters, this modern property offers a high-quality and comfortable environment. On the ground floor, there is an entrance hall, a be

Location

📍 37.1230°N, 8.1540°W

· Loulé/Vilamoura, Algarve, Portugal

View on Sotheby's Realty Vilamoura →Also on Idealista.pt
Idealista.pt
Loulé/Vilamoura / Golden Triangle

Detached house in Rua da Escola Velha, 8200, Boliqueime

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
106 m²
Land Plot
3040 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 Score65
GradeB+
Brixfox Intelligence
65B+Strong
Score Breakdown
ROI & Yield72%
Capital Growth68%
Risk Profile67%
Market Demand65%

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
+8.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$384K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.6%
$2,910/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
38.9 yr
Rental only

Property details

Year built: 2022
Energy: A
Condition: new-build

Description

Located in Olhos de Água, Albufeira, this 3-bedroom, 3-bathroom townhouse is an unmissable opportunity and is in the final stages of construction. With a gross private area of 124 square meters, this modern property offers a high-quality and comfortable environment. On the ground floor, there is an entrance hall, a be

Income Breakdown

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Nightly Rate (ADR)
$527/night
50% ($242)Brixfox estimate($527/night)200% ($970)
Occupancy
37%
10%Brixfox estimate(37%)100%

Short-Term Rental

Yearly income
$34,916
Airbnb data$527/night · 37% occupancy
Rental income
$527/night · 37% occ.
$71,720
Running costs (20%)
Utilities, cleaning, maintenance
-$14,344
Income tax (10%)
Indonesian rental income tax
-$20,081
Property tax
Annual property tax
-$2,378
Net income
2.6% ROI
$34,916

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$1,358,696
IMT (transfer tax, investment schedule)$101,902
Imposto de Selo (stamp duty)$10,870
Notary & registration$1,359
Legal / due diligence$20,380
Total acquisition costs$134,511
RenovationMove-in ready
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$35,543
All-in investment$1,528,750

Gross yield (asking)

5.3%

True gross yield (all-in)

4.7%

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.

$6.4M$4.8M$3.2M$1.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.3M
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 27: 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
$1.5M
+22%
Rental Income
+$171K
Total Position
$1.7M
+35%
6.2%/yr
Year 10
Capital Value
$1.9M
+48%
Rental Income
+$368K
Total Position
$2.2M
+77%
5.9%/yr
Year 20
Capital Value
$2.7M
+119%
Rental Income
+$863K
Total Position
$3.6M
+188%
5.4%/yr
Year 30
Capital Value
$4.1M
+224%
Rental Income
+$1.5M
Total Position
$5.6M
+347%
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
37% average occupancy
Nightly Rate
Strong
$485 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
3040 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $485 — positioned in the top tier
Generous 3040 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
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.
2.8%
$3,168/mo
40% occ.
3.8%
$4,289/mo
37% occ.
3.5%
$3,985/mo
current
47% occ.
4.5%
$5,107/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.