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Detached house in Em525, Salir
Grade Bvillabudget

Detached house in Em525, Salir

Loulé/Vilamoura · Golden Triangle ·

€125,000

Asking Price (EUR)

5.8%

True Net Yield (Owner, all-in)

3.6%

True Net Yield (Managed, all-in)

8.4%

True Gross Yield

50%

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: €23,920/yr
Average Daily Rate: €132
-44.0% vs area baselineImage quality 2/10 (-15%), Dated style (-15%), No pool (-12%), Has countryside (+10%), Budget finish (-12%)
Payback Period: 17.3 years
5-yr Capital Value: €144,909
10-yr Capital Value: €167,990
Brixfox Score: 61.9 / 100
Comparable Properties: 93
Data Confidence: 93%
Search Radius: 2 km

True Investment Cost

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

€283,556

+126.8% over asking

Asking price€125,000
IMT — Property transfer tax (investment schedule)€1,481
IS — Stamp duty (0.8%)€1,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€1,875
Total acquisition costs€5,606
Renovation (est. €900/m² × 149 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€134,100
(€104,300–€163,900)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€18,850
All-in investment (incl. renovation & furnishing)€283,556

Gross yield (asking price)

19.1%

True gross yield (all-in)

8.4%

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
Building: 149 m²
Style: dated
Condition: needs-renovation
countryside

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
20.4
Visual Appeal
2.2
Ownership Security
13
Location
8.4
Land & Space
4.98
Rental Demand
4.97
Payback Speed
4
STR Suitability
4

Description

House for renovation in Alto Fica | Loulé House with a construction area of 117.75 m2, consisting of one floor and three rooms. Set on a plot of 3,301 m2 with a beautiful view of the mountains and Quinta Ombria. It has excellent paved access, mains electricity, and water at the foot of the land. Located 5 minutes from

Location

📍 37.0770°N, 8.1170°W

· Loulé/Vilamoura, Algarve, Portugal

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

Detached house in Em525, Salir

Loulé/Vilamoura · Golden Triangle · Ref BF-68993 Source verified · Idealista.pt · listed 1 Jun 2026
Asking price · Freehold
$135,870
Ownership
Freehold
Bedrooms
2
Built area
149 m²
True net yield
5.8%
≈ $1,797/mo net after costs & tax
5-yr total return (net + appreciation)
18.1% / yr avg
Payback in ~17 yrs from rent
Brixfox Score 62 · 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

Condition: needs-renovation
View: countryside

Description

House for renovation in Alto Fica | Loulé House with a construction area of 117.75 m2, consisting of one floor and three rooms. Set on a plot of 3,301 m2 with a beautiful view of the mountains and Quinta Ombria. It has excellent paved access, mains electricity, and water at the foot of the land. Located 5 minutes from

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)
$186/night
50% ($85)Brixfox estimate($186/night)200% ($341)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Indicative
Yearly income
$16,193
Likely range $9,716 – $22,671
Airbnb data$186/night · 50% occupancy
Rental income
$186/night · 50% occ.
$31,141
Running costs (20%)
Utilities, cleaning, maintenance
-$6,228
Income tax (10%)
Indonesian rental income tax
-$8,720
Property tax
Annual property tax
-$0
Net income
11.9% ROI
$16,193

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

5.8%

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

Scenario
Pre-tax
After-tax
Owner-managed
11.9%
10.4%
Fully-managed
7.3%
5.8%
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

17.3%

Annual Revenue

$31,141

Income Tax / yr

$2,725

Payback

17 yrs

True All-In Cost
Asking price$135,870
IMT — transfer tax (non-resident 7.5%)$10,190
Stamp duty (0.8%)$1,087
Notary + registry$2,174
Legal$4,011
Furnishing + STR launch$27,174
All-in cost$180,505

Growth & Exit Strategy

How your investment grows over time

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

$1.3M$961K$641K$320K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $125K
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 8: rental income alone has repaid the full purchase price.
2x return
Year 6: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$152K
+22%
Rental Income
+$79K
Total Position
$231K
+85%
13.1%/yr
Year 10
Capital Value
$185K
+48%
Rental Income
+$171K
Total Position
$356K
+185%
11.0%/yr
Year 20
Capital Value
$274K
+119%
Rental Income
+$400K
Total Position
$674K
+439%
8.8%/yr
Year 30
Capital Value
$405K
+224%
Rental Income
+$709K
Total Position
$1.1M
+791%
7.6%/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
Strong
11.9% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Good
$171 per night
Visual Appeal
Weak
1/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 11.9% — outperforms most villas in this market
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 50% — 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.
10.5%
$1,185/mo
40% occ.
14.0%
$1,580/mo
50% occ.
17.3%
$1,962/mo
current
60% occ.
20.8%
$2,357/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.