Detached house in Estrada Jogo de Gilvrasino, Parragil - Varjota, São Sebastião
Grade Bvillamid-range

Detached house in Estrada Jogo de Gilvrasino, Parragil - Varjota, São Sebastião

Loulé/Vilamoura · Golden Triangle ·

€495,000

Asking Price (EUR)

3.4%

True Net Yield (Owner, all-in)

2.3%

True Net Yield (Managed, all-in)

5.2%

True Gross Yield

45%

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: €30,038/yr
Average Daily Rate: €185
Payback Period: 20.6 years
5-yr Capital Value: €650,423
10-yr Capital Value: €791,339
Brixfox Score: 61 / 100
Comparable Properties: 85
Data Confidence: 96%
Search Radius: 2 km

True Investment Cost

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

€575,195

+16.2% over asking

Asking price€495,000
IMT — Property transfer tax (investment schedule)€27,430
IS — Stamp duty (0.8%)€3,960
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,425
Total acquisition costs€40,065
Renovation (est. €55/m² × 196 m²)
Light touch-ups — paint, fixtures, deep clean.		€10,780
(€5,880–€15,680)
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)€575,195

Gross yield (asking price)

6.1%

True gross yield (all-in)

5.2%

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: 196 m²
Style: portuguese-traditional
Condition: good
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

rock garden landscapingpanoramic views

Score Breakdown

ROI
15.25
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
5.92
Rental Demand
4.46
Payback Speed
1
STR Suitability
3

Description

Detached villa located in the peaceful area of Parragil, in Loulé. The house consists of two bedrooms, a spacious living room, and an open-plan kitchen, ideal for family gatherings. In addition to the main living area, there is an annex with 90m², which can be used for various purposes. Outside, there is a rooftop with

Location

📍 37.0770°N, 8.1170°W

· Loulé/Vilamoura, Algarve, Portugal

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

Detached house in Estrada Jogo de Gilvrasino, Parragil - Varjota, São Sebastião

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

Grade B investment — short-term rental yields 4.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score61
GradeB
Brixfox Intelligence
61BStrong
Score Breakdown
ROI & Yield67%
Capital Growth64%
Risk Profile63%
Market Demand61%

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
+10.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$152K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.0%
$1,804/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
24.9 yr
Rental only

Property details

Condition: good

Description

Detached villa located in the peaceful area of Parragil, in Loulé. The house consists of two bedrooms, a spacious living room, and an open-plan kitchen, ideal for family gatherings. In addition to the main living area, there is an annex with 90m², which can be used for various purposes. Outside, there is a rooftop with

Income Breakdown

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Nightly Rate (ADR)
$267/night
50% ($123)Brixfox estimate($267/night)200% ($491)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$21,651
Airbnb data$267/night · 45% occupancy
Rental income
$267/night · 45% occ.
$43,448
Running costs (20%)
Utilities, cleaning, maintenance
-$8,690
Income tax (10%)
Indonesian rental income tax
-$12,165
Property tax
Annual property tax
-$942
Net income
4.0% ROI
$21,651

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$538,043
IMT (transfer tax, investment schedule)$29,815
Imposto de Selo (stamp duty)$4,304
Notary & registration$1,359
Legal / due diligence$8,071
Total acquisition costs$43,549
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$11,717
($6,391–$17,043)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$29,728
All-in investment$623,038

Gross yield (asking)

8.1%

True gross yield (all-in)

7.0%

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.

$2.9M$2.2M$1.5M$734K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $495K
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 19: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$602K
+22%
Rental Income
+$106K
Total Position
$708K
+43%
7.4%/yr
Year 10
Capital Value
$733K
+48%
Rental Income
+$228K
Total Position
$961K
+94%
6.9%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$535K
Total Position
$1.6M
+227%
6.1%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$948K
Total Position
$2.6M
+416%
5.6%/yr

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.0% annual return
Occupancy
Weak
45% average occupancy
Nightly Rate
Strong
$246 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

Premium nightly rate of $246 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.0% is near 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.
3.6%
$1,627/mo
40% occ.
4.9%
$2,195/mo
45% occ.
5.5%
$2,456/mo
current
55% occ.
6.7%
$3,024/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.