Detached house, Boliqueime, Nn, Boliqueime, Loulé
Detached house, Boliqueime, Nn, Boliqueime, Loulé — image 2Detached house, Boliqueime, Nn, Boliqueime, Loulé — image 3Detached house, Boliqueime, Nn, Boliqueime, Loulé — image 4Detached house, Boliqueime, Nn, Boliqueime, Loulé — image 5
Grade B+villamid-range

Detached house, Boliqueime, Nn, Boliqueime, Loulé

Loulé/Vilamoura · Golden Triangle ·

€849,000

Asking Price (EUR)

3.3%

True Net Yield (Owner, all-in)

2.3%

True Net Yield (Managed, all-in)

5.1%

True Gross Yield

40%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €49,065/yr
Average Daily Rate: €338
-10.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), No pool (-12%)
Payback Period: 21.4 years
5-yr Capital Value: €1.1M
10-yr Capital Value: €1.4M
Brixfox Score: 65.1 / 100
Comparable Properties: 9
Data Confidence: 63%
Search Radius: 4 km

True Investment Cost

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

€968,152

+14.0% over asking

Asking price€849,000
IMT — Property transfer tax (investment schedule)€50,940
IS — Stamp duty (0.8%)€6,792
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€12,735
Total acquisition costs€71,717
Renovation (est. €55/m² × 277 m²)
Light touch-ups — paint, fixtures, deep clean.		€15,235
(€8,310–€22,160)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,200
All-in investment (incl. renovation & furnishing)€968,152

Gross yield (asking price)

5.8%

True gross yield (all-in)

5.1%

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: 3
Bathrooms: 2
Building: 277 m²
Land: 1500 m²
Style: portuguese-traditional
Condition: good
Year Built: 1988
Energy Certificate: B-

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

ornate metal benchestraditional white facade with dark shutters

Score Breakdown

ROI
14.98
Visual Appeal
8.8
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
3.97
Payback Speed
1
STR Suitability
3

Description

Charming, independent Villa in Boliqueime Nestled on a generous plot of approximately 1,500 m², this charming detached villa offers the perfect balance between tranquillity and comfort. Surrounded by a mature garden with fruit trees and benefiting from a south-facing aspect, the property features several outdoor terrac

Location

📍 37.1288°N, 8.1506°W

· Loulé/Vilamoura, Algarve, Portugal

View on Engel & Volkers Vilamoura →Also on Idealista.pt
Idealista.pt
Loulé/Vilamoura / Golden Triangle

Detached house, Boliqueime, Nn, Boliqueime, Loulé

Inventory
3 Beds
Bathrooms
2 Baths
Built Area
277 m²
Land Plot
1500 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 3.9% 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
+10.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$261K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.9%
$2,975/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
25.9 yr
Rental only

Property details

Year built: 1988
Energy: B-
Condition: good

Description

Charming, independent Villa in Boliqueime Nestled on a generous plot of approximately 1,500 m², this charming detached villa offers the perfect balance between tranquillity and comfort. Surrounded by a mature garden with fruit trees and benefiting from a south-facing aspect, the property features several outdoor terrac

Income Breakdown

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Nightly Rate (ADR)
$495/night
50% ($228)Brixfox estimate($495/night)200% ($911)
Occupancy
40%
10%Brixfox estimate(40%)100%

Short-Term Rental

Yearly income
$35,697
Airbnb data$495/night · 40% occupancy
Rental income
$495/night · 40% occ.
$71,754
Running costs (20%)
Utilities, cleaning, maintenance
-$14,351
Income tax (10%)
Indonesian rental income tax
-$20,091
Property tax
Annual property tax
-$1,615
Net income
3.9% ROI
$35,697

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$922,826
IMT (transfer tax, investment schedule)$55,370
Imposto de Selo (stamp duty)$7,383
Notary & registration$1,359
Legal / due diligence$13,842
Total acquisition costs$77,953
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$16,560
($9,033–$24,087)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$1,050,165

Gross yield (asking)

7.8%

True gross yield (all-in)

6.8%

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.

$5.0M$3.7M$2.5M$1.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $849K
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 20: 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
$1.0M
+22%
Rental Income
+$174K
Total Position
$1.2M
+42%
7.3%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$376K
Total Position
$1.6M
+92%
6.8%/yr
Year 20
Capital Value
$1.9M
+119%
Rental Income
+$882K
Total Position
$2.7M
+223%
6.0%/yr
Year 30
Capital Value
$2.8M
+224%
Rental Income
+$1.6M
Total Position
$4.3M
+408%
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
3.9% annual return
Occupancy
Weak
40% average occupancy
Nightly Rate
Strong
$455 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Strong
1500 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $455 — positioned in the top tier
Generous 1500 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
Yield of 3.9% 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.
3.9%
$3,026/mo
40% occ.
5.3%
$4,080/mo
current
40% occ.
5.3%
$4,052/mo
current
50% occ.
6.6%
$5,105/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.