Semi-detached house in ameixial, Ameixial
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Grade Bvillabudget

Semi-detached house in ameixial, Ameixial

Loulé/Vilamoura · Golden Triangle ·

€155,000

Asking Price (EUR)

Limited comps — indicative only

Revenue projections are based on limited comparable data (1 comps, 51% confidence).

4.7%

True Net Yield (Owner, all-in)

3.2%

True Net Yield (Managed, all-in)

7.2%

True Gross Yield

34%

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: €23,015/yr
Average Daily Rate: €183
-31.0% vs area baselineImage quality 3/10 (-12%), Portuguese-traditional style (+5%), No pool (-12%), Budget finish (-12%)
Payback Period: 9.2 years
5-yr Capital Value: €222,063
10-yr Capital Value: €270,174
Brixfox Score: 64.2 / 100
Comparable Properties: 1
Data Confidence: 51%
Search Radius: 15 km

True Investment Cost

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

€319,313

+106.0% over asking

Asking price€155,000
IMT — Property transfer tax (investment schedule)€2,548
IS — Stamp duty (0.8%)€1,240
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€2,325
Total acquisition costs€7,363
Renovation (est. €900/m² × 146 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€131,400
(€102,200–€160,600)
Furnishing & STR launch (4bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€25,550
All-in investment (incl. renovation & furnishing)€319,313

Gross yield (asking price)

14.8%

True gross yield (all-in)

7.2%

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: 4
Bathrooms: 1
Building: 146 m²
Land: 136 m²
Style: portuguese-traditional
Condition: needs-renovation
Year Built: 1950
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional stone detailing around windows and doorscobblestone street

Score Breakdown

ROI
24.35
Visual Appeal
4.6
Ownership Security
13
Location
8.4
Land & Space
3.42
Rental Demand
3.45
Payback Speed
4
STR Suitability
3

Description

Village house in Ameixial with outbuildings for renovation This village house in the main street of Ameixial has potential for a bed and breakfast catering tourists from the N2 road or could serve as your permanent residency. Conveniently located in the main street of the tranquil village, this house needs renovation,

Location

📍 37.0770°N, 8.1170°W

· Loulé/Vilamoura, Algarve, Portugal

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Idealista.pt
Loulé/Vilamoura / Golden Triangle

Semi-detached house in ameixial, Ameixial

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

Grade B investment — short-term rental yields 10.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score64
GradeB
Brixfox Intelligence
64BStrong
Score Breakdown
ROI & Yield70%
Capital Growth67%
Risk Profile66%
Market Demand64%

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.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+16.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$48K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.1%
$1,416/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
9.9 yr
Rental only

Property details

Year built: 1950
Energy: D
Condition: needs-renovation

Description

Village house in Ameixial with outbuildings for renovation This village house in the main street of Ameixial has potential for a bed and breakfast catering tourists from the N2 road or could serve as your permanent residency. Conveniently located in the main street of the tranquil village, this house needs renovation,

Income Breakdown

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Nightly Rate (ADR)
$264/night
50% ($122)Brixfox estimate($264/night)200% ($486)
Occupancy
34%
10%Brixfox estimate(34%)100%

Short-Term Rental

Yearly income
$16,997
Airbnb data$264/night · 34% occupancy
Rental income
$264/night · 34% occ.
$33,253
Running costs (20%)
Utilities, cleaning, maintenance
-$6,651
Income tax (10%)
Indonesian rental income tax
-$9,311
Property tax
Annual property tax
-$295
Net income
10.1% ROI
$16,997

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$168,478
IMT (transfer tax, investment schedule)$2,770
Imposto de Selo (stamp duty)$1,348
Notary & registration$1,359
Legal / due diligence$2,527
Total acquisition costs$8,003
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$142,826
($111,087–$174,565)
Furnishing & STR launch
4bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$25,598
All-in investment$344,905

Gross yield (asking)

19.7%

True gross yield (all-in)

9.6%

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.

$1.4M$1.1M$717K$358K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $155K
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
$189K
+22%
Rental Income
+$83K
Total Position
$272K
+75%
11.9%/yr
Year 10
Capital Value
$229K
+48%
Rental Income
+$179K
Total Position
$409K
+164%
10.2%/yr
Year 20
Capital Value
$340K
+119%
Rental Income
+$420K
Total Position
$760K
+390%
8.3%/yr
Year 30
Capital Value
$503K
+224%
Rental Income
+$744K
Total Position
$1.2M
+704%
7.2%/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
Strong
10.1% annual return
Occupancy
Weak
34% average occupancy
Nightly Rate
Strong
$243 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Weak
136 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 10.1% — outperforms most villas in this market
Premium nightly rate of $243 — 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 34% — 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.
11.8%
$1,664/mo
40% occ.
15.9%
$2,226/mo
34% occ.
13.6%
$1,915/mo
current
44% occ.
17.6%
$2,478/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.