Detached house, N270, Boliqueime, Loulé
Grade B+villamid-range

Detached house, N270, Boliqueime, Loulé

Loulé/Vilamoura · Golden Triangle ·

€360,000

Asking Price (EUR)

5.2%

True Net Yield (Owner, all-in)

3.6%

True Net Yield (Managed, all-in)

8.1%

True Gross Yield

46%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.4 months ago and is currently at 12% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.73, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €33,378/yr
Average Daily Rate: €199
Payback Period: 13.2 years
5-yr Capital Value: €473,035
10-yr Capital Value: €575,519
Brixfox Score: 65.1 / 100
Comparable Properties: 14
Data Confidence: 74%
Search Radius: 3 km

True Investment Cost

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

€413,010

+14.7% over asking

Asking price€360,000
IMT — Property transfer tax (investment schedule)€16,630
IS — Stamp duty (0.8%)€2,880
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,400
Total acquisition costs€26,160
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€26,850
All-in investment (incl. renovation & furnishing)€413,010

Gross yield (asking price)

9.3%

True gross yield (all-in)

8.1%

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: 80 m²
Style: contemporary
Condition: new-build
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
19.47
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
3.6
Rental Demand
4.59
Payback Speed
3
STR Suitability
3

Description

Discover this delightful 2-bedroom house in the serene area of Boliqueime, Loulé, priced at €360,000. With a generous 51m² of living space, this home boasts excellent light exposure and a peaceful atmosphere, perfect for relaxation and comfort. The well-designed layout features a cozy living room, a dining area, and a

Location

📍 37.1230°N, 8.1540°W

· Loulé/Vilamoura, Algarve, Portugal

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

Detached house, N270, Boliqueime, Loulé

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

Grade B+ investment — short-term rental yields 6.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score65
GradeB+
Brixfox Intelligence
65B+Strong
Score Breakdown
ROI & Yield72%
Capital Growth68%
Risk Profile67%
Market Demand65%

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
+12.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$111K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.4%
$2,082/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
15.7 yr
Rental only

Property details

Condition: new-build

Description

Discover this delightful 2-bedroom house in the serene area of Boliqueime, Loulé, priced at €360,000. With a generous 51m² of living space, this home boasts excellent light exposure and a peaceful atmosphere, perfect for relaxation and comfort. The well-designed layout features a cozy living room, a dining area, and a

Income Breakdown

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Customize your projections
Nightly Rate (ADR)
$295/night
50% ($136)Brixfox estimate($295/night)200% ($543)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$24,989
Airbnb data$295/night · 46% occupancy
Rental income
$295/night · 46% occ.
$49,373
Running costs (20%)
Utilities, cleaning, maintenance
-$9,875
Income tax (10%)
Indonesian rental income tax
-$13,824
Property tax
Annual property tax
-$685
Net income
6.4% ROI
$24,989

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$391,304
IMT (transfer tax, investment schedule)$18,076
Imposto de Selo (stamp duty)$3,130
Notary & registration$1,359
Legal / due diligence$5,870
Total acquisition costs$28,435
RenovationMove-in ready
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$446,750

Gross yield (asking)

12.6%

True gross yield (all-in)

11.1%

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.

$2.6M$2.0M$1.3M$650K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $360K
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 14: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$438K
+22%
Rental Income
+$122K
Total Position
$560K
+56%
9.2%/yr
Year 10
Capital Value
$533K
+48%
Rental Income
+$264K
Total Position
$796K
+121%
8.3%/yr
Year 20
Capital Value
$789K
+119%
Rental Income
+$618K
Total Position
$1.4M
+291%
7.1%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$1.1M
Total Position
$2.3M
+528%
6.3%/yr

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.4% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$271 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $271 — 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.
5.6%
$1,827/mo
40% occ.
7.5%
$2,455/mo
46% occ.
8.7%
$2,823/mo
current
56% occ.
10.6%
$3,451/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.