Detached house in Em1177, Parragil - Varjota, São Sebastião
Grade Avillamid-range

Detached house in Em1177, Parragil - Varjota, São Sebastião

Loulé/Vilamoura · Golden Triangle ·

€795,000

Asking Price (EUR)

8.3%

True Net Yield (Owner, all-in)

5.7%

True Net Yield (Managed, all-in)

12.7%

True Gross Yield

46%

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: €115,947/yr
Average Daily Rate: €687
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 8.6 years
5-yr Capital Value: €1.0M
10-yr Capital Value: €1.3M
Brixfox Score: 75.6 / 100
Comparable Properties: 9
Data Confidence: 78%
Search Radius: 2 km

True Investment Cost

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

€910,315

+14.5% over asking

Asking price€795,000
IMT — Property transfer tax (investment schedule)€47,700
IS — Stamp duty (0.8%)€6,360
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,925
Total acquisition costs€67,235
Renovation (est. €55/m² × 146 m²)
Light touch-ups — paint, fixtures, deep clean.		€8,030
(€4,380–€11,680)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€40,050
All-in investment (incl. renovation & furnishing)€910,315

Gross yield (asking price)

14.6%

True gross yield (all-in)

12.7%

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: 4
Building: 146 m²
Style: portuguese-traditional
Condition: good
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

panoramic viewsmultiple detached buildingsprivate pool

Score Breakdown

ROI
24.86
Visual Appeal
12.8
Ownership Security
13
Location
8.4
Land & Space
4.92
Rental Demand
4.62
Payback Speed
4
STR Suitability
3

Description

Fantastic rustic-style villa located in the countryside with magnificent sea views. The villa consists of two urban numbers and is set in a plot of more than 5000 square metres, which offers total privacy inside. The villa comprises four bedrooms, three bathrooms, a kitchen and a laundry area. This villa represents an

Location

📍 37.0770°N, 8.1170°W

· Loulé/Vilamoura, Algarve, Portugal

View on Idealista.pt
Idealista.pt
Loulé/Vilamoura / Golden Triangle

Detached house in Em1177, Parragil - Varjota, São Sebastião

Inventory
4 Beds
Bathrooms
0 Baths
Built Area
146 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 9.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score76
GradeA
Brixfox Intelligence
76AExcellent
Score Breakdown
ROI & Yield84%
Capital Growth80%
Risk Profile77%
Market Demand76%

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
+16.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$244K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.9%
$7,133/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
10.1 yr
Rental only

Property details

Condition: good

Description

Fantastic rustic-style villa located in the countryside with magnificent sea views. The villa consists of two urban numbers and is set in a plot of more than 5000 square metres, which offers total privacy inside. The villa comprises four bedrooms, three bathrooms, a kitchen and a laundry area. This villa represents an

Income Breakdown

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Customize your projections
Nightly Rate (ADR)
$993/night
50% ($457)Brixfox estimate($993/night)200% ($1826)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$85,602
Airbnb data$993/night · 46% occupancy
Rental income
$993/night · 46% occ.
$167,527
Running costs (20%)
Utilities, cleaning, maintenance
-$33,505
Income tax (10%)
Indonesian rental income tax
-$46,908
Property tax
Annual property tax
-$1,512
Net income
9.9% ROI
$85,602

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$864,130
IMT (transfer tax, investment schedule)$51,848
Imposto de Selo (stamp duty)$6,913
Notary & registration$1,359
Legal / due diligence$12,962
Total acquisition costs$73,082
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$8,728
($4,761–$12,696)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$41,359
All-in investment$987,299

Gross yield (asking)

19.4%

True gross yield (all-in)

17.0%

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.

$7.3M$5.5M$3.6M$1.8M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $795K
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 9: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$967K
+22%
Rental Income
+$418K
Total Position
$1.4M
+74%
11.7%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$903K
Total Position
$2.1M
+162%
10.1%/yr
Year 20
Capital Value
$1.7M
+119%
Rental Income
+$2.1M
Total Position
$3.9M
+385%
8.2%/yr
Year 30
Capital Value
$2.6M
+224%
Rental Income
+$3.7M
Total Position
$6.3M
+696%
7.2%/yr

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
9.9% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$913 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

High rental yield at 9.9% — outperforms most villas in this market
Premium nightly rate of $913 — 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 46% — 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.
8.6%
$6,214/mo
40% occ.
11.6%
$8,328/mo
46% occ.
13.4%
$9,646/mo
current
56% occ.
16.3%
$11,760/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.