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House in Parragil - Varjota, São Sebastião
Grade B+villabudget

House in Parragil - Varjota, São Sebastião

Loulé/Vilamoura · Golden Triangle ·

€405,000

Asking Price (EUR)

8.5%

True Net Yield (Owner, all-in)

6.0%

True Net Yield (Managed, all-in)

10.6%

True Gross Yield

49%

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: €63,199/yr
Average Daily Rate: €351
-51.0% vs area baselineImage quality 3/10 (-12%), Dated style (-15%), No pool (-12%), Budget finish (-12%)
Payback Period: 13.1 years
5-yr Capital Value: €469,506
10-yr Capital Value: €544,286
Brixfox Score: 68.2 / 100
Comparable Properties: 11
Data Confidence: 81%
Search Radius: 2 km

True Investment Cost

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

€595,445

+47.0% over asking

Asking price€405,000
IMT — Property transfer tax (investment schedule)€20,230
IS — Stamp duty (0.8%)€3,240
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,075
Total acquisition costs€30,795
Renovation (est. €900/m² × 149 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€134,100
(€104,300–€163,900)
Furnishing & STR launch (4bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€25,550
All-in investment (incl. renovation & furnishing)€595,445

Gross yield (asking price)

15.6%

True gross yield (all-in)

10.6%

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: 4
Building: 149 m²
Style: dated
Condition: needs-renovation

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

rooftop-terrace-balustradedecorative-planter-wall

Score Breakdown

ROI
24.28
Visual Appeal
3.6
Ownership Security
13
Location
8.4
Land & Space
4.98
Rental Demand
4.94
Payback Speed
5
STR Suitability
4

Description

Property consisting of two houses for renovation, situated on a 1440 m2 plot, with sea views, 10 minutes from Loulé. The newer house, has a kitchen, living room, two bedrooms and one bathroom. The other house has two rooms. There is also an external bathroom and outbuildings. It has mains water and a cistern. With ex

Location

📍 37.0770°N, 8.1170°W

· Loulé/Vilamoura, Algarve, Portugal

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

House in Parragil - Varjota, São Sebastião

Loulé/Vilamoura · Golden Triangle · Ref BF-73888 Source verified · Idealista.pt · listed 2 Jun 2026
Asking price · Freehold
$440,217
Ownership
Freehold
Bedrooms
4
Built area
149 m²
True net yield
7.6%
≈ $5,492/mo net after costs & tax
5-yr total return (net + appreciation)
15.9% / yr avg
Payback in ~13 yrs from rent
Brixfox Score 68 · 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

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Property details

Condition: needs-renovation

Description

Property consisting of two houses for renovation, situated on a 1440 m2 plot, with sea views, 10 minutes from Loulé. The newer house, has a kitchen, living room, two bedrooms and one bathroom. The other house has two rooms. There is also an external bathroom and outbuildings. It has mains water and a cistern. With ex

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)
$493/night
50% ($227)Brixfox estimate($493/night)200% ($907)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Indicative
Yearly income
$42,767
Likely range $25,660 – $59,874
Airbnb data$493/night · 49% occupancy
Rental income
$493/night · 49% occ.
$82,245
Running costs (20%)
Utilities, cleaning, maintenance
-$16,449
Income tax (10%)
Indonesian rental income tax
-$23,028
Property tax
Annual property tax
-$0
Net income
9.7% ROI
$42,767

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

7.6%

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

Scenario
Pre-tax
After-tax
Owner-managed
12.9%
11.5%
Fully-managed
9.1%
7.6%
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

16.1%

Annual Revenue

$82,245

Income Tax / yr

$7,197

Payback

13 yrs

True All-In Cost
Asking price$440,217
IMT — transfer tax (non-resident 7.5%)$33,016
Stamp duty (0.8%)$3,522
Notary + registry$2,174
Legal$5,415
Furnishing + STR launch$27,174
All-in cost$511,518

Growth & Exit Strategy

How your investment grows over time

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

$3.7M$2.7M$1.8M$916K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $405K
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 10: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$493K
+22%
Rental Income
+$209K
Total Position
$702K
+73%
11.6%/yr
Year 10
Capital Value
$599K
+48%
Rental Income
+$451K
Total Position
$1.1M
+159%
10.0%/yr
Year 20
Capital Value
$887K
+119%
Rental Income
+$1.1M
Total Position
$1.9M
+380%
8.2%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$1.9M
Total Position
$3.2M
+687%
7.1%/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
9.7% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Strong
$453 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 9.7% — outperforms most villas in this market
Premium nightly rate of $453 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 49% — 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.
8.6%
$3,148/mo
40% occ.
11.4%
$4,197/mo
49% occ.
14.1%
$5,182/mo
current
59% occ.
17.0%
$6,231/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.