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Detached house in Andrezes, Tôr
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Grade Avillabudget

Detached house in Andrezes, Tôr

Loulé/Vilamoura · Golden Triangle ·

€398,500

Asking Price (EUR)

8.0%

True Net Yield (Owner, all-in)

5.5%

True Net Yield (Managed, all-in)

10.2%

True Gross Yield

48%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.9 months ago and is currently at 24% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.77, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €53,396/yr
Average Daily Rate: €303
-15.0% vs area baselineImage quality 5/10 (-6%), Portuguese-traditional style (+5%), No pool (-12%), Has view (+10%), Budget finish (-12%)
Payback Period: 16.7 years
5-yr Capital Value: €481,099
10-yr Capital Value: €557,725
Brixfox Score: 75.6 / 100
Comparable Properties: 37
Data Confidence: 91%
Search Radius: 2 km

True Investment Cost

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

€523,276

+31.3% over asking

Asking price€398,500
IMT — Property transfer tax (investment schedule)€19,710
IS — Stamp duty (0.8%)€3,188
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,978
Total acquisition costs€30,126
Renovation (est. €350/m² × 207 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€72,450
(€51,750–€93,150)
Furnishing & STR launch (3bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€22,200
All-in investment (incl. renovation & furnishing)€523,276

Gross yield (asking price)

13.4%

True gross yield (all-in)

10.2%

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: 1
Building: 207 m²
Land: 695 m²
Style: portuguese-traditional
Condition: fair
Year Built: 1971
Energy Certificate: E
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

terraced gardenmountain views

Score Breakdown

ROI
20.97
Visual Appeal
8.4
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
4.83
Payback Speed
4
STR Suitability
4

Description

Unique Opportunity in the Algarve – T3 Villa with Yard Near Ombria Resort and the Best Algarve Beaches! Open to customization and renovation improvements With practical and regional architecture, the villa is spread over two floors: Ground floor: living room with fireplace, bathroom, spacious kitchen, and two bedroo

Location

📍 37.0770°N, 8.1170°W

· Loulé/Vilamoura, Algarve, Portugal

View this property on Legacy Group →Listed via Idealista.pt
3-bedroom freehold villa in Loulé/Vilamoura — photo 1 of 5
Legacy Group
3-bedroom freehold villa in Loulé/Vilamoura — photo 2 of 5
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3-bedroom freehold villa in Loulé/Vilamoura — photo 4 of 5
3-bedroom freehold villa in Loulé/Vilamoura — photo 5 of 5

Detached house in Andrezes, Tôr

Loulé/Vilamoura · Golden Triangle · Ref BF-179 Source verified · Legacy Group · listed 2 Jun 2026
Asking price · Freehold
$433,152
View original listing
Ownership
Freehold
Bedrooms
3
Bathrooms
1
Built area
207 m²
Land
695 m²
True net yield
6.0%
≈ $4,521/mo net after costs & tax
5-yr total return (net + appreciation)
14.5% / yr avg
Payback in ~17 yrs from rent
Brixfox Score 76 · A

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

Year built: 1971
Energy: E
Condition: fair

Description

Unique Opportunity in the Algarve – T3 Villa with Yard Near Ombria Resort and the Best Algarve Beaches! Open to customization and renovation improvements With practical and regional architecture, the villa is spread over two floors: Ground floor: living room with fireplace, bathroom, spacious kitchen, and two bedroo

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)
$426/night
50% ($196)Brixfox estimate($426/night)200% ($784)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Indicative
Yearly income
$36,152
Likely range $21,691 – $50,613
Airbnb data$426/night · 48% occupancy
Rental income
$426/night · 48% occ.
$69,523
Running costs (20%)
Utilities, cleaning, maintenance
-$13,905
Income tax (10%)
Indonesian rental income tax
-$19,466
Property tax
Annual property tax
-$0
Net income
8.3% ROI
$36,152

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

6.0%

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

Scenario
Pre-tax
After-tax
Owner-managed
10.4%
9.2%
Fully-managed
7.2%
6.0%
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

13.3%

Annual Revenue

$69,523

Income Tax / yr

$6,084

Payback

17 yrs

True All-In Cost
Asking price$433,152
IMT — transfer tax (non-resident 7.5%)$33,832
Stamp duty (0.8%)$3,609
Notary + registry$2,174
Legal$5,549
Furnishing + STR launch$27,174
All-in cost$523,424

Growth & Exit Strategy

How your investment grows over time

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

$3.3M$2.5M$1.7M$827K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $399K
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 11: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$485K
+22%
Rental Income
+$177K
Total Position
$661K
+66%
10.7%/yr
Year 10
Capital Value
$590K
+48%
Rental Income
+$381K
Total Position
$971K
+144%
9.3%/yr
Year 20
Capital Value
$873K
+119%
Rental Income
+$894K
Total Position
$1.8M
+343%
7.7%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$1.6M
Total Position
$2.9M
+621%
6.8%/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
Strong
8.3% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Strong
$392 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Strong
695 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.3% — outperforms most villas in this market
Premium nightly rate of $392 — positioned in the top tier
Generous 695 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 48% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
7.5%
$2,720/mo
40% occ.
10.0%
$3,627/mo
48% occ.
12.1%
$4,380/mo
current
58% occ.
14.6%
$5,287/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.