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House in Parragil - Varjota, São Sebastião
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Grade Bvillamid-range

House in Parragil - Varjota, São Sebastião

Loulé/Vilamoura · Golden Triangle ·

€595,000

Asking Price (EUR)

3.2%

True Net Yield (Owner, all-in)

2.0%

True Net Yield (Managed, all-in)

4.8%

True Gross Yield

45%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.8 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: €32,702/yr
Average Daily Rate: €201
-7.0% vs area baselinePortuguese-traditional style (+5%), No pool (-12%)
Payback Period: 53.5 years
5-yr Capital Value: €689,768
10-yr Capital Value: €799,630
Brixfox Score: 58.2 / 100
Comparable Properties: 7
Data Confidence: 79%
Search Radius: 2 km

True Investment Cost

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

€680,905

+14.4% over asking

Asking price€595,000
IMT — Property transfer tax (investment schedule)€35,430
IS — Stamp duty (0.8%)€4,760
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,925
Total acquisition costs€50,365
Renovation (est. €55/m² × 158 m²)
Light touch-ups — paint, fixtures, deep clean.		€8,690
(€4,740–€12,640)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€26,850
All-in investment (incl. renovation & furnishing)€680,905

Gross yield (asking price)

5.5%

True gross yield (all-in)

4.8%

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
Bathrooms: 2
Building: 158 m²
Land: 328 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: E

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

exposed wooden beamsspiral staircasetraditional fireplacearched doorwayscobblestone patio

Score Breakdown

ROI
7.48
Visual Appeal
12.8
Ownership Security
13
Location
8.4
Land & Space
8.02
Rental Demand
4.46
Payback Speed
0
STR Suitability
4

Description

This lovely 2-bedroom house is set in a quiet and peaceful area of Boa Hora, Parragil, midway between Loule and Boliqueime. Privately located at the end of a lane the property is full of charm and character, the perfect mix of traditional style and modern comfort. The property has two en-suite bedrooms one with a show

Location

📍 37.1564°N, 8.0962°W

· Loulé/Vilamoura, Algarve, Portugal

Visit Quintas & Casas →Listed via Idealista.pt
2-bedroom freehold villa in Loulé/Vilamoura — photo 1 of 5
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2-bedroom freehold villa in Loulé/Vilamoura — photo 5 of 5

House in Parragil - Varjota, São Sebastião

Loulé/Vilamoura · Golden Triangle · Ref BF-8402 Source verified · Quintas & Casas · listed 2 Jun 2026
Asking price · Freehold
$646,739
View original listing
Ownership
Freehold
Bedrooms
2
Bathrooms
2
Built area
158 m²
Land
328 m²
True net yield
1.9%
≈ $2,369/mo net after costs & tax
5-yr total return (net + appreciation)
9.6% / yr avg
Payback in ~54 yrs from rent
Brixfox Score 58 · 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

Energy: E
Condition: good

Description

This lovely 2-bedroom house is set in a quiet and peaceful area of Boa Hora, Parragil, midway between Loule and Boliqueime. Privately located at the end of a lane the property is full of charm and character, the perfect mix of traditional style and modern comfort. The property has two en-suite bedrooms one with a show

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)
$283/night
50% ($130)Brixfox estimate($283/night)200% ($521)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Indicative
Yearly income
$22,195
Likely range $13,317 – $31,073
Airbnb data$283/night · 45% occupancy
Rental income
$283/night · 45% occ.
$42,683
Running costs (20%)
Utilities, cleaning, maintenance
-$8,537
Income tax (10%)
Indonesian rental income tax
-$11,951
Property tax
Annual property tax
-$0
Net income
3.4% ROI
$22,195

Investment Returns

After-tax net yield · all-in cost basis

Exact location

Net Yield · Fully-Managed · After Tax

1.9%

on all-in cost of $737,722

Scenario
Pre-tax
After-tax
Owner-managed
3.9%
3.4%
Fully-managed
2.4%
1.9%
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

5.8%

Annual Revenue

$42,683

Income Tax / yr

$3,735

Payback

54 yrs

True All-In Cost
Asking price$646,739
IMT — transfer tax (non-resident 7.5%)$48,505
Stamp duty (0.8%)$5,174
Notary + registry$2,174
Legal$7,955
Furnishing + STR launch$27,174
All-in cost$737,722

Growth & Exit Strategy

How your investment grows over time

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

$3.3M$2.5M$1.7M$834K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $595K
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
$724K
+22%
Rental Income
+$108K
Total Position
$832K
+40%
6.9%/yr
Year 10
Capital Value
$881K
+48%
Rental Income
+$234K
Total Position
$1.1M
+87%
6.5%/yr
Year 20
Capital Value
$1.3M
+119%
Rental Income
+$549K
Total Position
$1.9M
+211%
5.8%/yr
Year 30
Capital Value
$1.9M
+224%
Rental Income
+$971K
Total Position
$2.9M
+388%
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

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
Average
3.4% annual return
Occupancy
Weak
45% average occupancy
Nightly Rate
Strong
$261 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Good
328 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $261 — 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 3.4% 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

30% occ.
3.4%
$1,810/mo
40% occ.
4.5%
$2,413/mo
45% occ.
5.0%
$2,689/mo
current
55% occ.
6.1%
$3,292/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.