House in Parragil - Varjota, São Sebastião
House in Parragil - Varjota, São Sebastião — image 2House in Parragil - Varjota, São Sebastião — image 3House in Parragil - Varjota, São Sebastião — image 4House in Parragil - Varjota, São Sebastião — image 5
Grade Bvillamid-range

House in Parragil - Varjota, São Sebastião

Loulé/Vilamoura · Golden Triangle ·

€495,000

Asking Price (EUR)

1.8%

True Net Yield (Owner, all-in)

1.2%

True Net Yield (Managed, all-in)

2.8%

True Gross Yield

23%

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: €15,650/yr
Average Daily Rate: €189
+3.0% vs area baselinePortuguese-traditional style (+5%), No pool (-12%), Has view (+10%)
Payback Period: 39.5 years
5-yr Capital Value: €650,423
10-yr Capital Value: €791,339
Brixfox Score: 61.5 / 100
Comparable Properties: 14
Data Confidence: 70%
Search Radius: 6 km

True Investment Cost

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

€568,460

+14.8% over asking

Asking price€495,000
IMT — Property transfer tax (investment schedule)€27,430
IS — Stamp duty (0.8%)€3,960
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,425
Total acquisition costs€40,065
Renovation (est. €55/m² × 119 m²)
Light touch-ups — paint, fixtures, deep clean.		€6,545
(€3,570–€9,520)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€26,850
All-in investment (incl. renovation & furnishing)€568,460

Gross yield (asking price)

3.2%

True gross yield (all-in)

2.8%

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: 119 m²
Land: 750 m²
Style: portuguese-traditional
Condition: good
Year Built: 1991
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional white washed exteriorterraced gardenrural setting

Score Breakdown

ROI
10.62
Visual Appeal
12.2
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
2.27
Payback Speed
0
STR Suitability
3

Description

Charming Country-Style Bungalow Near Loulé Fully Refurbished for Modern Comfort Set in a peaceful countryside location just 10 minutes from Loulé and the main highway, this delightful single-storey bungalow combines the charm of traditional Portuguese style with the comfort of modern living. Thoughtfully refurbished

Location

📍 37.1610°N, 8.0795°W

· Loulé/Vilamoura, Algarve, Portugal

View on Idealista.pt
Idealista.pt
Loulé/Vilamoura / Golden Triangle

House in Parragil - Varjota, São Sebastião

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

Grade B investment — short-term rental yields 2.0% net return annually.

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The Investment

Brixfox Score62
GradeB
Brixfox Intelligence
62BStrong
Score Breakdown
ROI & Yield68%
Capital Growth65%
Risk Profile64%
Market Demand62%

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
+8.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$152K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.0%
$903/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
49.7 yr
Rental only

Property details

Year built: 1991
Energy: C
Condition: good

Description

Charming Country-Style Bungalow Near Loulé Fully Refurbished for Modern Comfort Set in a peaceful countryside location just 10 minutes from Loulé and the main highway, this delightful single-storey bungalow combines the charm of traditional Portuguese style with the comfort of modern living. Thoughtfully refurbished

Income Breakdown

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Nightly Rate (ADR)
$273/night
50% ($125)Brixfox estimate($273/night)200% ($502)
Occupancy
23%
10%Brixfox estimate(23%)100%

Short-Term Rental

Yearly income
$10,833
Airbnb data$273/night · 23% occupancy
Rental income
$273/night · 23% occ.
$22,643
Running costs (20%)
Utilities, cleaning, maintenance
-$4,529
Income tax (10%)
Indonesian rental income tax
-$6,340
Property tax
Annual property tax
-$942
Net income
2.0% ROI
$10,833

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$538,043
IMT (transfer tax, investment schedule)$29,815
Imposto de Selo (stamp duty)$4,304
Notary & registration$1,359
Legal / due diligence$8,071
Total acquisition costs$43,549
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$7,114
($3,880–$10,348)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$615,717

Gross yield (asking)

4.2%

True gross yield (all-in)

3.7%

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.

$2.4M$1.8M$1.2M$598K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $495K
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 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$602K
+22%
Rental Income
+$53K
Total Position
$655K
+32%
5.8%/yr
Year 10
Capital Value
$733K
+48%
Rental Income
+$114K
Total Position
$847K
+71%
5.5%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$268K
Total Position
$1.4M
+173%
5.2%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$474K
Total Position
$2.1M
+320%
4.9%/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
Weak
2.0% annual return
Occupancy
Weak
23% average occupancy
Nightly Rate
Strong
$251 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Strong
750 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $251 — positioned in the top tier
Generous 750 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 2.0% 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.
3.7%
$1,664/mo
40% occ.
5.0%
$2,245/mo
23% occ.
2.8%
$1,242/mo
current
33% occ.
4.1%
$1,823/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.