House in Estrada Sem Nome, Boliqueime, Loulé
House in Estrada Sem Nome, Boliqueime, Loulé — image 2House in Estrada Sem Nome, Boliqueime, Loulé — image 3House in Estrada Sem Nome, Boliqueime, Loulé — image 4House in Estrada Sem Nome, Boliqueime, Loulé — image 5
Grade B+villaluxury

House in Estrada Sem Nome, Boliqueime, Loulé

Loulé/Vilamoura · Golden Triangle ·

€1.1M

Asking Price (EUR)

3.7%

True Net Yield (Owner, all-in)

2.6%

True Net Yield (Managed, all-in)

5.7%

True Gross Yield

28%

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 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €71,226/yr
Average Daily Rate: €692
+26.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 18.8 years
5-yr Capital Value: €1.4M
10-yr Capital Value: €1.8M
Brixfox Score: 71.4 / 100
Comparable Properties: 12
Data Confidence: 66%
Search Radius: 6 km

True Investment Cost

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

€1.2M

+14.1% over asking

Asking price€1.1M
IMT — Property transfer tax (investment schedule)€65,700
IS — Stamp duty (0.8%)€8,760
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€16,425
Total acquisition costs€92,135
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€62,150
All-in investment (incl. renovation & furnishing)€1.2M

Gross yield (asking price)

6.5%

True gross yield (all-in)

5.7%

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: 3
Building: 207 m²
Land: 4776 m²
Style: portuguese-traditional
Condition: excellent
Year Built: 2004
Energy Certificate: E
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

multi-level pool terracebalustrade detailingtraditional tiled roof

Score Breakdown

ROI
15.96
Visual Appeal
14.2
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
2.82
Payback Speed
2
STR Suitability
3

Description

Nestled on the edge of the highly desirable village of Boliqueime, this charming villa enjoys a peaceful and private setting on a generous plot, offering sweeping views of the surrounding countryside and the distant coastline. Designed across a single level, the property features a spacious and light-filled living room

Location

📍 37.1397°N, 8.1561°W

· Loulé/Vilamoura, Algarve, Portugal

View on OliveHomes.com →Also on Idealista.pt
Idealista.pt
Loulé/Vilamoura / Golden Triangle

House in Estrada Sem Nome, Boliqueime, Loulé

Inventory
4 Beds
Bathrooms
3 Baths
Built Area
207 m²
Land Plot
4776 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 4.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score71
GradeB+
Brixfox Intelligence
71B+Strong
Score Breakdown
ROI & Yield78%
Capital Growth75%
Risk Profile72%
Market Demand71%

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
+10.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$336K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.4%
$4,384/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
22.6 yr
Rental only

Property details

Year built: 2004
Energy: E
Condition: excellent

Description

Nestled on the edge of the highly desirable village of Boliqueime, this charming villa enjoys a peaceful and private setting on a generous plot, offering sweeping views of the surrounding countryside and the distant coastline. Designed across a single level, the property features a spacious and light-filled living room

Income Breakdown

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Nightly Rate (ADR)
$1,022/night
50% ($470)Brixfox estimate($1,022/night)200% ($1880)
Occupancy
28%
10%Brixfox estimate(28%)100%

Short-Term Rental

Yearly income
$52,609
Airbnb data$1,022/night · 28% occupancy
Rental income
$1,022/night · 28% occ.
$105,177
Running costs (20%)
Utilities, cleaning, maintenance
-$21,035
Income tax (10%)
Indonesian rental income tax
-$29,450
Property tax
Annual property tax
-$2,083
Net income
4.4% ROI
$52,609

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$1,190,217
IMT (transfer tax, investment schedule)$71,413
Imposto de Selo (stamp duty)$9,522
Notary & registration$1,359
Legal / due diligence$17,853
Total acquisition costs$100,147
RenovationMove-in ready
Furnishing & STR launch
4bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$65,380
All-in investment$1,355,745

Gross yield (asking)

8.8%

True gross yield (all-in)

7.8%

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.

$6.7M$5.0M$3.4M$1.7M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.1M
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 18: 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
$1.3M
+22%
Rental Income
+$257K
Total Position
$1.6M
+45%
7.7%/yr
Year 10
Capital Value
$1.6M
+48%
Rental Income
+$555K
Total Position
$2.2M
+99%
7.1%/yr
Year 20
Capital Value
$2.4M
+119%
Rental Income
+$1.3M
Total Position
$3.7M
+238%
6.3%/yr
Year 30
Capital Value
$3.6M
+224%
Rental Income
+$2.3M
Total Position
$5.9M
+435%
5.7%/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
Average
4.4% annual return
Occupancy
Weak
28% average occupancy
Nightly Rate
Strong
$940 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
4776 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $940 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 4776 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.4% 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.
6.4%
$6,352/mo
40% occ.
8.6%
$8,527/mo
28% occ.
6.0%
$5,962/mo
current
38% occ.
8.2%
$8,138/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.