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Detached house in Em523, 17, Querença
Detached house in Em523, 17, Querença — image 2Detached house in Em523, 17, Querença — image 3Detached house in Em523, 17, Querença — image 4Detached house in Em523, 17, Querença — image 5
Grade Avillaluxury

Detached house in Em523, 17, Querença

Loulé/Vilamoura · Golden Triangle ·

€980,000

Asking Price (EUR)

6.0%

True Net Yield (Owner, all-in)

4.2%

True Net Yield (Managed, all-in)

7.6%

True Gross Yield

57%

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: €85,138/yr
Average Daily Rate: €409
+23.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Luxury finish (+8%)
Payback Period: 23.1 years
5-yr Capital Value: €1.1M
10-yr Capital Value: €1.3M
Brixfox Score: 76.3 / 100
Comparable Properties: 6
Data Confidence: 55%
Search Radius: 6 km

True Investment Cost

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

€1.1M

+13.9% over asking

Asking price€980,000
IMT — Property transfer tax (investment schedule)€58,800
IS — Stamp duty (0.8%)€7,840
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€14,700
Total acquisition costs€82,590
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€53,300
All-in investment (incl. renovation & furnishing)€1.1M

Gross yield (asking price)

8.7%

True gross yield (all-in)

7.6%

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: 3
Building: 181 m²
Land: 1031 m²
Style: modern
Condition: excellent
Energy Certificate: A
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large sliding glass doorsflat roof designintegrated outdoor stairs

Score Breakdown

ROI
16.02
Visual Appeal
14.2
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
5.7
Payback Speed
3
STR Suitability
4

Description

Introducing this new 3-bedroom villa, situated on a 1,031 m² plot, located in the tranquil Amendoeira area, in the municipality of Loulé. With excellent sun exposure, this property stands out for its natural light, comfort, and energy efficiency. It features 3 bedrooms, 3 bathrooms, a garage, underfloor heating, and s

Location

📍 37.1751°N, 7.9653°W

· Loulé/Vilamoura, Algarve, Portugal

View this property on ERA São Brás →Listed via Idealista.pt
3-bedroom freehold villa in Loulé/Vilamoura — photo 1 of 5
ERA São Brás
3-bedroom freehold villa in Loulé/Vilamoura — photo 2 of 5
3-bedroom freehold villa in Loulé/Vilamoura — photo 3 of 5
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 Em523, 17, Querença

Loulé/Vilamoura · Golden Triangle · Ref BF-39767 Source verified · ERA São Brás · listed 3 Jun 2026
Asking price · Freehold
$1,065,217
View original listing
Ownership
Freehold
Bedrooms
3
Bathrooms
3
Built area
181 m²
Land
1031 m²
True net yield
4.3%
≈ $7,292/mo net after costs & tax
5-yr total return (net + appreciation)
11.6% / yr avg
Payback in ~23 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

Energy: A
Condition: excellent

Description

Introducing this new 3-bedroom villa, situated on a 1,031 m² plot, located in the tranquil Amendoeira area, in the municipality of Loulé. With excellent sun exposure, this property stands out for its natural light, comfort, and energy efficiency. It features 3 bedrooms, 3 bathrooms, a garage, underfloor heating, and s

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)
$575/night
50% ($265)Brixfox estimate($575/night)200% ($1059)
Occupancy
57%
10%Brixfox estimate(57%)100%

Short-Term Rental

Indicative
Yearly income
$57,650
Likely range $34,590 – $80,710
Airbnb data$575/night · 57% occupancy
Rental income
$575/night · 57% occ.
$110,865
Running costs (20%)
Utilities, cleaning, maintenance
-$22,173
Income tax (10%)
Indonesian rental income tax
-$31,042
Property tax
Annual property tax
-$0
Net income
5.4% ROI
$57,650

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

4.3%

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

Scenario
Pre-tax
After-tax
Owner-managed
7.3%
6.5%
Fully-managed
5.2%
4.3%
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

9.3%

Annual Revenue

$110,865

Income Tax / yr

$9,701

Payback

23 yrs

True All-In Cost
Asking price$1,065,217
IMT — transfer tax (non-resident 7.5%)$79,891
Stamp duty (0.8%)$8,522
Notary + registry$2,174
Legal$13,102
Furnishing + STR launch$27,174
All-in cost$1,196,080

Growth & Exit Strategy

How your investment grows over time

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

$6.6M$4.9M$3.3M$1.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $980K
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 15: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.2M
+22%
Rental Income
+$282K
Total Position
$1.5M
+50%
8.5%/yr
Year 10
Capital Value
$1.5M
+48%
Rental Income
+$608K
Total Position
$2.1M
+110%
7.7%/yr
Year 20
Capital Value
$2.1M
+119%
Rental Income
+$1.4M
Total Position
$3.6M
+265%
6.7%/yr
Year 30
Capital Value
$3.2M
+224%
Rental Income
+$2.5M
Total Position
$5.7M
+482%
6.0%/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

Ask Brixfox AI

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

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.4% annual return
Occupancy
Average
57% average occupancy
Nightly Rate
Strong
$529 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
1031 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $529 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 1031 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 57% — factor in seasonal gaps

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

37% occ.
5.1%
$4,534/mo
47% occ.
6.5%
$5,759/mo
57% occ.
7.9%
$6,984/mo
current
67% occ.
9.2%
$8,209/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.