Terraced house in Em1184, Salir
Terraced house in Em1184, Salir — image 2Terraced house in Em1184, Salir — image 3Terraced house in Em1184, Salir — image 4Terraced house in Em1184, Salir — image 5
Grade Cvillabudget

Terraced house in Em1184, Salir

Loulé/Vilamoura · Golden Triangle ·

€115,000

Asking Price (EUR)

0.5%

True Net Yield (Owner, all-in)

0.3%

True Net Yield (Managed, all-in)

0.8%

True Gross Yield

9%

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: €2,302/yr
Average Daily Rate: €71
-31.0% vs area baselineImage quality 3/10 (-12%), Portuguese-traditional style (+5%), No pool (-12%), Budget finish (-12%)
Payback Period: 62.4 years
5-yr Capital Value: €151,108
10-yr Capital Value: €183,846
Brixfox Score: 43.9 / 100
Comparable Properties: 4
Data Confidence: 57%
Search Radius: 4 km

True Investment Cost

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

€303,726

+164.1% over asking

Asking price€115,000
IMT — Property transfer tax (investment schedule)€1,281
IS — Stamp duty (0.8%)€920
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€1,725
Total acquisition costs€5,176
Renovation (est. €900/m² × 183 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€164,700
(€128,100–€201,300)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€18,850
All-in investment (incl. renovation & furnishing)€303,726

Gross yield (asking price)

2.0%

True gross yield (all-in)

0.8%

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
Bathrooms: 1
Building: 183 m²
Land: 202 m²
Style: portuguese-traditional
Condition: needs-renovation
Year Built: 1951
Energy Certificate: B

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional facadedistressed paintwork

Score Breakdown

ROI
9.32
Visual Appeal
4.6
Ownership Security
13
Location
8.4
Land & Space
4.7
Rental Demand
0.89
Payback Speed
0
STR Suitability
3

Description

About 5 minutes from the village of Salir and 15 minutes from the city of Loulé, is this property. In a small village, surrounded by nature, very quiet. Ideal for those who don't like the hustle and bustle of the city, but without straying too far. A project was approved to expand the existing house, creating anothe

Location

📍 37.0770°N, 8.1170°W

· Loulé/Vilamoura, Algarve, Portugal

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Loulé/Vilamoura / Golden Triangle

Terraced house in Em1184, Salir

Inventory
2 Beds
Bathrooms
1 Baths
Built Area
183 m²
Land Plot
202 m²
Tenure
Freehold
Yield Curve Status

Grade C investment — short-term rental yields 1.2% net return annually.

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The Investment

Brixfox Score44
GradeC
Brixfox Intelligence
44CModerate
Score Breakdown
ROI & Yield48%
Capital Growth46%
Risk Profile47%
Market Demand44%

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
+7.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$35K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.2%
$126/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
82.7 yr
Rental only

Property details

Year built: 1951
Energy: B
Condition: needs-renovation

Description

About 5 minutes from the village of Salir and 15 minutes from the city of Loulé, is this property. In a small village, surrounded by nature, very quiet. Ideal for those who don't like the hustle and bustle of the city, but without straying too far. A project was approved to expand the existing house, creating anothe

Income Breakdown

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Nightly Rate (ADR)
$103/night
50% ($47)Brixfox estimate($103/night)200% ($189)
Occupancy
9%
10%Brixfox estimate(9%)100%

Short-Term Rental

Yearly income
$1,512
Airbnb data$103/night · 9% occupancy
Rental income
$103/night · 9% occ.
$3,328
Running costs (20%)
Utilities, cleaning, maintenance
-$666
Income tax (10%)
Indonesian rental income tax
-$932
Property tax
Annual property tax
-$219
Net income
1.2% ROI
$1,512

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$125,000
IMT (transfer tax, investment schedule)$1,392
Imposto de Selo (stamp duty)$1,000
Notary & registration$1,359
Legal / due diligence$1,875
Total acquisition costs$5,626
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$179,022
($139,239–$218,804)
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$18,315
All-in investment$327,963

Gross yield (asking)

2.7%

True gross yield (all-in)

1.0%

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.

$505K$379K$253K$126K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $115K
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.
2x return
Year 15: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$140K
+22%
Rental Income
+$7K
Total Position
$147K
+28%
5.1%/yr
Year 10
Capital Value
$170K
+48%
Rental Income
+$16K
Total Position
$186K
+62%
4.9%/yr
Year 20
Capital Value
$252K
+119%
Rental Income
+$37K
Total Position
$289K
+152%
4.7%/yr
Year 30
Capital Value
$373K
+224%
Rental Income
+$66K
Total Position
$439K
+282%
4.6%/yr

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
1.2% annual return
Occupancy
Weak
9% average occupancy
Nightly Rate
Average
$95 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Average
202 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.2% is below 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.
6.1%
$639/mo
40% occ.
8.2%
$858/mo
9% occ.
1.7%
$176/mo
current
19% occ.
3.8%
$395/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.