Detached house in Rua de Cruz da Assumada, Vale Telheiro, São Sebastião
Detached house in Rua de Cruz da Assumada, Vale Telheiro, São Sebastião — image 2Detached house in Rua de Cruz da Assumada, Vale Telheiro, São Sebastião — image 3Detached house in Rua de Cruz da Assumada, Vale Telheiro, São Sebastião — image 4Detached house in Rua de Cruz da Assumada, Vale Telheiro, São Sebastião — image 5
Grade Bvillabudget

Detached house in Rua de Cruz da Assumada, Vale Telheiro, São Sebastião

Loulé/Vilamoura · Golden Triangle ·

€575,000

Asking Price (EUR)

Net yield — free account

True Net Yield (after-tax, all-in)

3.6%

True Gross Yield

44%

Occupancy

Projected Gross Revenue: €27,924/yr
Average Daily Rate: €175
-25.0% vs area baselineImage quality 3/10 (-12%), Portuguese-traditional style (+5%), No pool (-20%), Budget finish (-12%) — combined adjustment capped at -25%
5-yr Capital Value: €666,583
10-yr Capital Value: €772,752
Brixfox Score: 68 / 100
Comparable Properties: 14
Data Confidence: 88%
Search Radius: 2 km

True Investment Cost

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

€765,825

+33.2% over asking

Asking price€575,000
IMT — Property transfer tax (investment schedule)€33,300
IS — Stamp duty (0.8%)€4,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,625
Total acquisition costs€47,775
Renovation (est. €900/m² × 138 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€124,200
(€96,600–€151,800)
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)€765,825

Gross yield (asking price)

4.9%

True gross yield (all-in)

3.6%

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: 2
Building: 138 m²
Land: 908 m²
Style: portuguese-traditional
Condition: needs-renovation
Energy Certificate: F

AL licence status unconfirmed

No AL licence is on record for this listing. The Algarve has no containment zones, so a new AL registration is normally obtainable — verify with the local câmara municipal before counting on STR income.

Score Breakdown

ROI
9.03
Visual Appeal
4.6
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
4.37
Payback Speed
1
STR Suitability
4

Description

Discover the perfect opportunity to create your dream home in the Algarve, in the highly sought-after area of Santa Luzia, Loulé. Set on a private plot of 908 m², this property benefits from permanent sea views, excellent accessibility and a privileged location, just 2 minutes from the centre of Loulé. Currently consisting of a villa with 2 bedrooms and an annex, the property is in need of total renovation, offering the opportunity to develop a project customised to your liking. With the possibi

Location

📍 37.0770°N, 8.1170°W

Approximate location — mapped to the centre of Loulé/Vilamoura

· Loulé/Vilamoura, Algarve, Portugal

Confirmed on the market 3 days ago.

Listed by Rustic Properties - Mediação Imobiliária, Unipessoal, Lda. via Idealista.pt
2-bedroom freehold villa in Loulé/Vilamoura — photo 1 of 5
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Detached house in Rua de Cruz da Assumada, Vale Telheiro, São Sebastião

Loulé/Vilamoura · Golden Triangle · Ref BF-8322Source · Idealista.pt · listed 16 Apr 2026
Asking price
€575,000
Inquire — direct to agent
Bedrooms
2
Built area
138 m²
Land
908 m²
Brixfox Score 68 · BFinancial analysis ↓

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Property details

Energy: F
Condition: needs-renovation

Description

Discover the perfect opportunity to create your dream home in the Algarve, in the highly sought-after area of Santa Luzia, Loulé. Set on a private plot of 908 m², this property benefits from permanent sea views, excellent accessibility and a privileged location, just 2 minutes from the centre of Loulé. Currently consisting of a villa with 2 bedrooms and an annex, the property is in need of total renovation, offering the opportunity to develop a project customised to your liking. With the possibi

Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Fully managed is the Brixfox Standard shown on every card: a full-service manager whose commission includes the OTA/channel listing (not the cleaning cost — changeovers are funded by guest cleaning fees; you bear the residual). Self-managed drops the commission but pays the OTA host fee, staff/local operations and your own time directly. Both scenarios divide the SAME gross revenue — the toggle changes the cost stack, not the revenue. That revenue is observed from actively-operated comps, so self-managed assumes you match their performance.Both scenarios share the same projected revenue — the toggle changes who runs the property and what that costs, not what it earns.
Net yieldNet operating income ÷ all-in investment. After local operating taxes; before home-country personal tax and financing costs. Modelled from observed market performance of comparable Airbnb listings.
Gross yield · all-in basis
Before tax in your home country and financing costs. Estimates, not financial advice.

Revenue assumptions

Derived from the comparable Airbnb listings below. The headline ADR and revenue are the expected BOOKED figures — nearby asking prices corrected by our measured asking-to-booked factor (Portugal's calendar dataset is young, so this is a conservative estimate). Occupancy is the seasonality-adjusted full-year rate. The comp cards below show raw asking prices.
Expected ADR
€175
Expected booked rate (asking prices × measured booked factor)
Expected occupancy
44%
Full-year estimate, market-calibrated
Projected annual revenue
€27,924
ADR × occupancy × 365
Comp data observed in USD · converted at €0.88/$
Seasonal occupancy pattern
Peak Aug +50% · Low Dec -41%
J
F
M
A
M
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D
Modelled monthly index (relative to the annual average) — replaced by measured per-market indices as calendar history matures.

Investment basis

The true all-in acquisition cost — asking price plus purchase costs, renovation and furnishing. Every yield on this page is computed against this total, not the asking price.
Adjust the figures to your deal — yields recalculate live.
Purchase price· asking
€
Acquisition costs· 8.3% of price, auto-calculated
€47,775
IMT (transfer tax, investment schedule)€33,300
Imposto de Selo (stamp duty)€4,600
Notary & registration€1,250
Legal fees€8,625
Renovation budget· Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.
€
Pool & landscaping· No pool today, but the comparable Airbnbs setting its nightly rate have one — budgeted to match them.
€
Furniture & STR launch· default ≈ €8,425/bedroom
€
All-in investment
€813,825
+41.5% over asking
Fully managed scenarioSwitch the scenario with the toggle at the top of the financial analysis — it drives every figure in this section. Gross revenue is identical in both scenarios (the comps' observed performance); the Villa Scorecard and risk panels elsewhere on the page always quote the fully-managed Brixfox Standard.
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Total return estimate

OptionalNet yield plus an appreciation assumption you choose. Appreciation is a forward-looking assumption, not data — which is why it defaults to 0% and is kept out of the yield figures above.
Annual appreciation assumption0%
0%5.5% · Loulé/Vilamoura 5-yr avg — historical, not a forecast8%
Indicative total return
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••% net yield + 0% appreciation
Appreciation assumptions are illustrative only. Past regional price growth does not predict future performance; local supply, regulation and currency moves can materially change outcomes. Not financial advice.

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Where it sits — and the comps around it

The Airbnb listings behind the market evidence above, on the map.

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

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Villa Scorecard

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Risks & What-If

What if occupancy changes?

Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost

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Data Sources & Methodology

ROI calculations use Brixfox Intelligence rental data from live Airbnb calendar tracking — the Algarve dataset has been live since March 2026, seasonality-adjusted to a full-year estimate with a conservative calibration while it matures. Operating costs are modelled per line (management, channel fees, cleaning, utilities, IMI, maintenance, insurance). After-tax yields deduct non-resident IRS on AL income under the simplified regime (~8.75% of gross); buyer-side IMT and stamp duty are included in the all-in cost basis. Market factors in Portugal may impact actual yields.