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House in Boliqueime
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House in Boliqueime

Loulé/Vilamoura · Golden Triangle ·

€1.8M

Asking Price (EUR)

10.0%

True Net Yield (Owner, all-in)

7.4%

True Net Yield (Managed, all-in)

11.9%

True Gross Yield

59%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 3.1 months ago and is currently at 26% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.78, occupancy cap 68%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €233,699/yr
Average Daily Rate: €1081
+22.0% vs area baselineModern/contemporary style (+12%), Has pool (0%), Has sea (+10%)
Payback Period: 13.0 years
5-yr Capital Value: €2.0M
10-yr Capital Value: €2.4M
Brixfox Score: 75.9 / 100
Comparable Properties: 15
Data Confidence: 70%
Search Radius: 6 km

True Investment Cost

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

€2.0M

+12.5% over asking

Asking price€1.8M
IMT — Property transfer tax (investment schedule)€131,250
IS — Stamp duty (0.8%)€14,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€26,250
Total acquisition costs€172,750
Renovation€0 — move-in ready
Furnishing & STR launch (5bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€45,400
All-in investment (incl. renovation & furnishing)€2.0M

Gross yield (asking price)

13.3%

True gross yield (all-in)

11.9%

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: 5
Building: 816 m²
Style: contemporary
Condition: new-build
Private Pool
sea

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

under-construction-modern-architectureelevated-position

Score Breakdown

ROI
24.36
Visual Appeal
9.2
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
5.92
Payback Speed
5
STR Suitability
4

Description

Nestled between the tranquillity of the Algarve countryside and the region's most prestigious beaches and golf courses, this extraordinary luxury villacurrently under constructionis a unique property that combines contemporary architecture, privacy and a sophisticated lifestyle. - The villa is being sold at its curren

Location

📍 37.1230°N, 8.1540°W

· Loulé/Vilamoura, Algarve, Portugal

Listed via Idealista.pt
5-bedroom freehold villa in Loulé/Vilamoura — photo 1 of 1
Idealista.pt

House in Boliqueime

Loulé/Vilamoura · Golden Triangle · Ref BF-89345 Source verified · Idealista.pt · listed 1 Jul 2026
Asking price · Freehold
$1,902,174
Ownership
Freehold
Bedrooms
5
Built area
816 m²
True net yield
7.7%
≈ $21,349/mo net after costs & tax
5-yr total return (net + appreciation)
14.4% / yr avg
Payback in ~13 yrs from rent
Brixfox Score 76 · A

What nearby Airbnbs actually earn

Brixfox tracks the live availability calendars of Airbnb listings around this property. The rates and occupancy below are observed from real bookings — this is the data behind every yield figure on this page.

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

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Airbnb Comp Analysis

Finding Airbnb comps...

Property details

Condition: new-build
View: sea

Description

Nestled between the tranquillity of the Algarve countryside and the region's most prestigious beaches and golf courses, this extraordinary luxury villacurrently under constructionis a unique property that combines contemporary architecture, privacy and a sophisticated lifestyle. - The villa is being sold at its curren

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$1,512/night
50% ($696)Brixfox estimate($1,512/night)200% ($2783)
Occupancy
59%
10%Brixfox estimate(59%)100%

Short-Term Rental

Indicative
Yearly income
$157,435
Likely range $94,461 – $220,409
Airbnb data$1,512/night · 59% occupancy
Rental income
$1,512/night · 59% occ.
$302,759
Running costs (20%)
Utilities, cleaning, maintenance
-$60,552
Income tax (10%)
Indonesian rental income tax
-$84,772
Property tax
Annual property tax
-$0
Net income
8.3% ROI
$157,435

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

7.7%

Based on area comps — this property's exact location is unconfirmed

Scenario
Pre-tax
After-tax
Owner-managed
12.2%
10.9%
Fully-managed
8.9%
7.7%
After-tax nets ~28% non-resident IRS on AL income (simplified regime). Yields are on the all-in acquisition cost, not the asking price.

Gross Yield

14.4%

Annual Revenue

$302,759

Income Tax / yr

$26,491

Payback

13 yrs

True All-In Cost
Asking price$1,902,174
IMT — transfer tax (non-resident 7.5%)$142,663
Stamp duty (0.8%)$15,217
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$2,102,772

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Loulé/Vilamoura.

$14.5M$10.8M$7.2M$3.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.8M
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 11: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.1M
+22%
Rental Income
+$769K
Total Position
$2.9M
+66%
10.6%/yr
Year 10
Capital Value
$2.6M
+48%
Rental Income
+$1.7M
Total Position
$4.3M
+143%
9.3%/yr
Year 20
Capital Value
$3.8M
+119%
Rental Income
+$3.9M
Total Position
$7.7M
+342%
7.7%/yr
Year 30
Capital Value
$5.7M
+224%
Rental Income
+$6.9M
Total Position
$12.6M
+618%
6.8%/yr
Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. A vetted local management partner is already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

Vetted by Brixfox 8+ yrs operating 110+ properties managed ~2h guest response

Atlantic Stays Management

Vetted

Alojamento Local management, Lisbon to the Algarve

22%
Management fee
of rental revenue — already in your Managed figures

End-to-end AL management for international owners. We handle the licence, the platforms and the guests so your second home pays for itself.

What the fee covers

  • Listing setup & optimisation (Airbnb, Booking.com, VRBO)
  • Dynamic pricing & revenue management
  • 24/7 multilingual guest communication
  • Guided check-in / check-out & key handling
  • Professional cleaning, laundry & restocking
  • Maintenance & repairs coordination
  • Monthly owner statements & payouts
  • Guest screening & damage protection
  • Alojamento Local (AL) licence handling & renewals
  • SEF/AIMA guest registration & tourist-tax filing
Visit Atlantic Stays Management

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.3% annual return
Occupancy
Average
59% average occupancy
Nightly Rate
Strong
$1391 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.3% — outperforms most villas in this market
Premium nightly rate of $1391 — 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 59% — 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

39% occ.
8.0%
$12,633/mo
49% occ.
10.0%
$15,854/mo
59% occ.
12.0%
$19,074/mo
current
69% occ.
14.1%
$22,294/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. Market factors in Portugal may impact actual yields.