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House in Em1293, Boliqueime
Grade Bvilla

House in Em1293, Boliqueime

Loulé/Vilamoura · Golden Triangle ·

€4.5M

Asking Price (EUR)

2.1%

True Net Yield (Owner, all-in)

1.5%

True Net Yield (Managed, all-in)

3.0%

True Gross Yield

68%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 3.1 months ago and is currently at 26% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.78, occupancy cap 68%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €151,854/yr
Average Daily Rate: €616
Payback Period: 57.7 years
5-yr Capital Value: €5.2M
10-yr Capital Value: €6.0M
Brixfox Score: 56 / 100
Comparable Properties: 6
Data Confidence: 61%
Search Radius: 4 km

True Investment Cost

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

€5.1M

+14.4% over asking

Asking price€4.5M
IMT — Property transfer tax (investment schedule)€337,125
IS — Stamp duty (0.8%)€35,960
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€67,425
Total acquisition costs€441,760
Renovation (est. €200/m² × 791 m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		€158,200
(€79,100–€237,300)
Furnishing & STR launch (6bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€48,250
All-in investment (incl. renovation & furnishing)€5.1M

Gross yield (asking price)

3.4%

True gross yield (all-in)

3.0%

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: 6
Building: 791 m²

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
6.92
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
7.67
Payback Speed
0
STR Suitability
4

Description

On entering the villa you are welcomed by a stunning double height ceiling entrance hall that is flanked by a staircase, leading to the breathtaking bedrooms with stunning views that are located on the top floor. The ground floor has a great sense of usable space, and easy flow through the whole villa. The exterior ter

Location

📍 37.1230°N, 8.1540°W

· Loulé/Vilamoura, Algarve, Portugal

Listed via Idealista.pt
6-bedroom freehold villa in Loulé/Vilamoura — photo 1 of 1
Idealista.pt

House in Em1293, Boliqueime

Loulé/Vilamoura · Golden Triangle · Ref BF-94558 Source verified · Idealista.pt · listed 1 Jul 2026
Asking price · Freehold
$4,885,870
Ownership
Freehold
Bedrooms
6
Built area
791 m²
True net yield
1.7%
≈ $13,555/mo net after costs & tax
5-yr total return (net + appreciation)
8.5% / yr avg
Payback in ~58 yrs from rent
Brixfox Score 56 · B

What nearby Airbnbs actually earn

Brixfox tracks the live availability calendars of Airbnb listings around this property. The rates and occupancy below are observed from real bookings — this is the data behind every yield figure on this page.

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

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Airbnb Comp Analysis

Finding Airbnb comps...

Property details

Description

On entering the villa you are welcomed by a stunning double height ceiling entrance hall that is flanked by a staircase, leading to the breathtaking bedrooms with stunning views that are located on the top floor. The ground floor has a great sense of usable space, and easy flow through the whole villa. The exterior ter

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$861/night
50% ($431)Brixfox estimate($861/night)200% ($1,722)
Occupancy
77%
10%Brixfox estimate(77%)100%

Short-Term Rental

Indicative
Yearly income
$116,097
Likely range $69,658 – $162,536
Airbnb data$861/night · 77% occupancy
Rental income
$861/night · 77% occ.
$223,263
Running costs (20%)
Utilities, cleaning, maintenance
-$44,653
Income tax (28%)
Non-resident IRS (Cat. F)
-$62,514
Net income
2.4% ROI
$116,097

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

1.7%

Based on area comps — this property's exact location is unconfirmed

Scenario
Pre-tax
After-tax
Owner-managed
3.0%
2.7%
Fully-managed
2.1%
1.7%
After-tax nets ~28% non-resident IRS on AL income (simplified regime). Yields are on the all-in acquisition cost, not the asking price.

Gross Yield

4.2%

Annual Revenue

$223,263

Income Tax / yr

$19,536

Payback

58 yrs

True All-In Cost
Asking price$4,885,870
IMT — transfer tax (non-resident 7.5%)$366,440
Stamp duty (0.8%)$39,087
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$5,334,114

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Loulé/Vilamoura.

$22.6M$17.0M$11.3M$5.7M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $4.5M
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 28: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$5.5M
+22%
Rental Income
+$567K
Total Position
$6.0M
+34%
6.1%/yr
Year 10
Capital Value
$6.7M
+48%
Rental Income
+$1.2M
Total Position
$7.9M
+75%
5.8%/yr
Year 20
Capital Value
$9.8M
+119%
Rental Income
+$2.9M
Total Position
$12.7M
+183%
5.3%/yr
Year 30
Capital Value
$14.6M
+224%
Rental Income
+$5.1M
Total Position
$19.7M
+337%
5.0%/yr
Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. A vetted local management partner is already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

Vetted by Brixfox 8+ yrs operating 110+ properties managed ~2h guest response

Atlantic Stays Management

Vetted

Alojamento Local management, Lisbon to the Algarve

22%
Management fee
of rental revenue — already in your Managed figures

End-to-end AL management for international owners. We handle the licence, the platforms and the guests so your second home pays for itself.

What the fee covers

  • Listing setup & optimisation (Airbnb, Booking.com, VRBO)
  • Dynamic pricing & revenue management
  • 24/7 multilingual guest communication
  • Guided check-in / check-out & key handling
  • Professional cleaning, laundry & restocking
  • Maintenance & repairs coordination
  • Monthly owner statements & payouts
  • Guest screening & damage protection
  • Alojamento Local (AL) licence handling & renewals
  • SEF/AIMA guest registration & tourist-tax filing
Visit Atlantic Stays Management

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Conversational analysis — questions about this listing, answered from real data.

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.4% annual return
Occupancy
Strong
77% average occupancy
Nightly Rate
Strong
$792 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Strong occupancy at 77% — consistent booking demand
Premium nightly rate of $792 — 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 2.4% 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

57% occ.
1.9%
$7,725/mo
67% occ.
2.2%
$9,087/mo
77% occ.
2.6%
$10,449/mo
current
87% occ.
2.9%
$11,811/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. Market factors in Portugal may impact actual yields.