Detached house in Rua Vela de Balão, Fonte Santa, Quarteira
Grade Bvillamid-range

Detached house in Rua Vela de Balão, Fonte Santa, Quarteira

Loulé/Vilamoura · Golden Triangle ·

€995,000

Asking Price (EUR)

1.9%

True Net Yield (Owner, all-in)

1.3%

True Net Yield (Managed, all-in)

3.0%

True Gross Yield

50%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €32,812/yr
Average Daily Rate: €181
Payback Period: 37.4 years
5-yr Capital Value: €1.3M
10-yr Capital Value: €1.6M
Brixfox Score: 56.2 / 100
Comparable Properties: 89
Data Confidence: 98%
Search Radius: 2 km

True Investment Cost

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

€1.1M

+11.4% over asking

Asking price€995,000
IMT — Property transfer tax (investment schedule)€59,700
IS — Stamp duty (0.8%)€7,960
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€14,925
Total acquisition costs€83,835
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€29,350
All-in investment (incl. renovation & furnishing)€1.1M

Gross yield (asking price)

3.3%

True gross yield (all-in)

3.0%

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: 2
Building: 247 m²
Style: contemporary
Condition: excellent
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

outdoor BBQ areahanging egg chairmulti-level patio

Score Breakdown

ROI
10.8
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
4.98
Payback Speed
0
STR Suitability
3

Description

Excellent classic villa located in a quiet urbanization, next to the renowned Golden Triangle, just a few minutes from the beautiful beaches and golf courses of Vilamoura, Quarteira and Vale de Lobo. On the first floor, the house has a bedroom with an en-suite bathroom, and a fully equipped functional kitchen adjoinin

Location

📍 37.0680°N, 8.1000°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 Vela de Balão, Fonte Santa, Quarteira

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

Grade B investment — short-term rental yields 2.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score56
GradeB
Brixfox Intelligence
56BStrong
Score Breakdown
ROI & Yield62%
Capital Growth59%
Risk Profile58%
Market Demand56%

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
+8.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$305K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.1%
$1,923/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
46.9 yr
Rental only

Property details

Condition: excellent

Description

Excellent classic villa located in a quiet urbanization, next to the renowned Golden Triangle, just a few minutes from the beautiful beaches and golf courses of Vilamoura, Quarteira and Vale de Lobo. On the first floor, the house has a bedroom with an en-suite bathroom, and a fully equipped functional kitchen adjoinin

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$264/night
50% ($122)Brixfox estimate($264/night)200% ($486)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$23,071
Airbnb data$264/night · 50% occupancy
Rental income
$264/night · 50% occ.
$48,008
Running costs (20%)
Utilities, cleaning, maintenance
-$9,602
Income tax (10%)
Indonesian rental income tax
-$13,442
Property tax
Annual property tax
-$1,893
Net income
2.1% ROI
$23,071

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$1,081,522
IMT (transfer tax, investment schedule)$64,891
Imposto de Selo (stamp duty)$8,652
Notary & registration$1,359
Legal / due diligence$16,223
Total acquisition costs$91,125
RenovationMove-in ready
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$29,728
All-in investment$1,202,375

Gross yield (asking)

4.4%

True gross yield (all-in)

4.0%

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.

$4.9M$3.7M$2.4M$1.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $995K
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 30: rental income alone has repaid the full purchase price.
2x return
Year 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.2M
+22%
Rental Income
+$113K
Total Position
$1.3M
+33%
5.9%/yr
Year 10
Capital Value
$1.5M
+48%
Rental Income
+$243K
Total Position
$1.7M
+72%
5.6%/yr
Year 20
Capital Value
$2.2M
+119%
Rental Income
+$570K
Total Position
$2.8M
+176%
5.2%/yr
Year 30
Capital Value
$3.2M
+224%
Rental Income
+$1.0M
Total Position
$4.2M
+326%
4.9%/yr

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.1% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$243 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $243 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.1% 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.
1.7%
$1,530/mo
40% occ.
2.3%
$2,093/mo
50% occ.
2.9%
$2,643/mo
current
60% occ.
3.6%
$3,205/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.