Detached house in Rua António M. Pinto Pontes Pinto de Castelar, Salir
Detached house in Rua António M. Pinto Pontes Pinto de Castelar, Salir — image 2Detached house in Rua António M. Pinto Pontes Pinto de Castelar, Salir — image 3Detached house in Rua António M. Pinto Pontes Pinto de Castelar, Salir — image 4Detached house in Rua António M. Pinto Pontes Pinto de Castelar, Salir — image 5
Grade Avillamid-range

Detached house in Rua António M. Pinto Pontes Pinto de Castelar, Salir

Loulé/Vilamoura · Golden Triangle ·

€680,000

Asking Price (EUR)

6.1%

True Net Yield (Owner, all-in)

4.2%

True Net Yield (Managed, all-in)

9.4%

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: €75,311/yr
Average Daily Rate: €450
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 11.3 years
5-yr Capital Value: €893,510
10-yr Capital Value: €1.1M
Brixfox Score: 78.2 / 100
Comparable Properties: 4
Data Confidence: 55%
Search Radius: 10 km

True Investment Cost

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

€803,990

+18.2% over asking

Asking price€680,000
IMT — Property transfer tax (investment schedule)€40,800
IS — Stamp duty (0.8%)€5,440
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€10,200
Total acquisition costs€57,690
Renovation (est. €55/m² × 380 m²)
Light touch-ups — paint, fixtures, deep clean.		€20,900
(€11,400–€30,400)
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)€803,990

Gross yield (asking price)

11.1%

True gross yield (all-in)

9.4%

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
Bathrooms: 6
Building: 380 m²
Land: 4900 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: D
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

multi-level terracestraditional balustradeprivate swimming pool

Score Breakdown

ROI
21.41
Visual Appeal
11.8
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
4.59
Payback Speed
4
STR Suitability
3

Description

Exclusive house with a pool, offering unique style and space, located on the outskirts of Salir. This high-quality home features construction details that give it a unique and comfortable atmosphere. Located on a 5,000-square-meter lot, it features 5 bedrooms, all en suite, 6 bathrooms, a living room with a fireplace,

Location

📍 37.0770°N, 8.1170°W

· Loulé/Vilamoura, Algarve, Portugal

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Idealista.pt
Loulé/Vilamoura / Golden Triangle

Detached house in Rua António M. Pinto Pontes Pinto de Castelar, Salir

Inventory
5 Beds
Bathrooms
6 Baths
Built Area
380 m²
Land Plot
4900 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 7.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score78
GradeA
Brixfox Intelligence
78AExcellent
Score Breakdown
ROI & Yield86%
Capital Growth82%
Risk Profile79%
Market Demand78%

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
+13.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$209K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.5%
$4,607/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
13.4 yr
Rental only

Property details

Energy: D
Condition: good

Description

Exclusive house with a pool, offering unique style and space, located on the outskirts of Salir. This high-quality home features construction details that give it a unique and comfortable atmosphere. Located on a 5,000-square-meter lot, it features 5 bedrooms, all en suite, 6 bathrooms, a living room with a fireplace,

Income Breakdown

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Nightly Rate (ADR)
$649/night
50% ($299)Brixfox estimate($649/night)200% ($1195)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$55,290
Airbnb data$649/night · 46% occupancy
Rental income
$649/night · 46% occ.
$108,814
Running costs (20%)
Utilities, cleaning, maintenance
-$21,763
Income tax (10%)
Indonesian rental income tax
-$30,468
Property tax
Annual property tax
-$1,293
Net income
7.5% ROI
$55,290

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$739,130
IMT (transfer tax, investment schedule)$44,348
Imposto de Selo (stamp duty)$5,913
Notary & registration$1,359
Legal / due diligence$11,087
Total acquisition costs$62,707
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$22,717
($12,391–$33,043)
Furnishing & STR launch
5bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$47,174
All-in investment$871,728

Gross yield (asking)

14.7%

True gross yield (all-in)

12.5%

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.

$5.3M$4.0M$2.7M$1.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $680K
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 12: 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
$827K
+22%
Rental Income
+$270K
Total Position
$1.1M
+61%
10.0%/yr
Year 10
Capital Value
$1.0M
+48%
Rental Income
+$583K
Total Position
$1.6M
+134%
8.9%/yr
Year 20
Capital Value
$1.5M
+119%
Rental Income
+$1.4M
Total Position
$2.9M
+320%
7.4%/yr
Year 30
Capital Value
$2.2M
+224%
Rental Income
+$2.4M
Total Position
$4.6M
+580%
6.6%/yr

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.5% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$598 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
4900 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $598 — positioned in the top tier
Generous 4900 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
Occupancy at 46% — factor in seasonal gaps

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
6.6%
$4,041/mo
40% occ.
8.8%
$5,424/mo
46% occ.
10.1%
$6,240/mo
current
56% occ.
12.4%
$7,623/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.