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Detached house in Rua da Escola Nn, Boliqueime
Grade Bvillamid-range

Detached house in Rua da Escola Nn, Boliqueime

Loulé/Vilamoura · Golden Triangle ·

€2.8M

Asking Price (EUR)

3.9%

True Net Yield (Owner, all-in)

2.7%

True Net Yield (Managed, all-in)

5.0%

True Gross Yield

65%

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: €153,651/yr
Average Daily Rate: €649
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has countryside (+10%)
Payback Period: 35.7 years
5-yr Capital Value: €3.2M
10-yr Capital Value: €3.7M
Brixfox Score: 62.5 / 100
Comparable Properties: 10
Data Confidence: 65%
Search Radius: 6 km

True Investment Cost

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

€3.1M

+12.4% over asking

Asking price€2.8M
IMT — Property transfer tax (investment schedule)€206,250
IS — Stamp duty (0.8%)€22,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€41,250
Total acquisition costs€270,750
Renovation (est. €55/m² × 442 m²)
Light touch-ups — paint, fixtures, deep clean.		€24,310
(€13,260–€35,360)
Furnishing & STR launch (5bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€45,400
All-in investment (incl. renovation & furnishing)€3.1M

Gross yield (asking price)

5.6%

True gross yield (all-in)

5.0%

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: 5
Building: 442 m²
Style: portuguese-traditional
Condition: good
Private Pool
countryside

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

curved pool designmature trees providing natural shade

Score Breakdown

ROI
10.8
Visual Appeal
12.8
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
6.49
Payback Speed
1
STR Suitability
4

Description

BOLIQUEIME - 5-Bedroom Villa (4 En-suite) with 18,350m² of Land - Algarve, Portugal Located in the peaceful countryside of Boliqueime, near Vilamura, this property offers an ideal blend of comfort, privacy, and nature, set on an impressive 18,350m² plot with beautifully landscaped gardens and a wide variety of over 40

Location

📍 37.1230°N, 8.1540°W

· Loulé/Vilamoura, Algarve, Portugal

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

Detached house in Rua da Escola Nn, Boliqueime

Loulé/Vilamoura · Golden Triangle · Ref BF-74428 Source verified · Idealista.pt · listed 2 Jun 2026
Asking price · Freehold
$2,989,130
Ownership
Freehold
Bedrooms
5
Built area
442 m²
True net yield
2.8%
≈ $12,915/mo net after costs & tax
5-yr total return (net + appreciation)
9.6% / yr avg
Payback in ~36 yrs from rent
Brixfox Score 63 · 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: good
View: countryside

Description

BOLIQUEIME - 5-Bedroom Villa (4 En-suite) with 18,350m² of Land - Algarve, Portugal Located in the peaceful countryside of Boliqueime, near Vilamura, this property offers an ideal blend of comfort, privacy, and nature, set on an impressive 18,350m² plot with beautifully landscaped gardens and a wide variety of over 40

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)
$912/night
50% ($420)Brixfox estimate($912/night)200% ($1678)
Occupancy
65%
10%Brixfox estimate(65%)100%

Short-Term Rental

Indicative
Yearly income
$104,011
Likely range $62,407 – $145,616
Airbnb data$912/night · 65% occupancy
Rental income
$912/night · 65% occ.
$200,022
Running costs (20%)
Utilities, cleaning, maintenance
-$40,004
Income tax (10%)
Indonesian rental income tax
-$56,006
Property tax
Annual property tax
-$0
Net income
3.5% ROI
$104,011

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

2.8%

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

Scenario
Pre-tax
After-tax
Owner-managed
4.7%
4.2%
Fully-managed
3.3%
2.8%
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

6.1%

Annual Revenue

$200,022

Income Tax / yr

$17,502

Payback

36 yrs

True All-In Cost
Asking price$2,989,130
IMT — transfer tax (non-resident 7.5%)$224,185
Stamp duty (0.8%)$23,913
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$3,279,946

Growth & Exit Strategy

How your investment grows over time

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

$15.5M$11.6M$7.7M$3.9M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $2.8M
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 22: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$3.3M
+22%
Rental Income
+$508K
Total Position
$3.9M
+40%
7.0%/yr
Year 10
Capital Value
$4.1M
+48%
Rental Income
+$1.1M
Total Position
$5.2M
+88%
6.5%/yr
Year 20
Capital Value
$6.0M
+119%
Rental Income
+$2.6M
Total Position
$8.6M
+213%
5.9%/yr
Year 30
Capital Value
$8.9M
+224%
Rental Income
+$4.6M
Total Position
$13.5M
+390%
5.4%/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
Average
3.5% annual return
Occupancy
Good
65% average occupancy
Nightly Rate
Strong
$839 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $839 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.5% is near 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

45% occ.
3.5%
$8,717/mo
55% occ.
4.3%
$10,659/mo
65% occ.
5.1%
$12,601/mo
current
75% occ.
5.8%
$14,543/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.