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Detached house in Rua Vela de Balão, Fonte Santa, Quarteira
Grade Bvillamid-range

Detached house in Rua Vela de Balão, Fonte Santa, Quarteira

Loulé/Vilamoura · Golden Triangle ·

€995,000

Asking Price (EUR)

3.8%

True Net Yield (Owner, all-in)

2.5%

True Net Yield (Managed, all-in)

5.2%

True Gross Yield

58%

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: €57,196/yr
Average Daily Rate: €272
+25.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%)
Payback Period: 40.7 years
5-yr Capital Value: €1.2M
10-yr Capital Value: €1.3M
Brixfox Score: 61 / 100
Comparable Properties: 97
Data Confidence: 96%
Search Radius: 2 km

True Investment Cost

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

€1.1M

+11.4% over asking

Asking price€995,000
IMT — Property transfer tax (investment schedule)€59,700
IS — Stamp duty (0.8%)€7,960
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€14,925
Total acquisition costs€83,835
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€29,350
All-in investment (incl. renovation & furnishing)€1.1M

Gross yield (asking price)

5.8%

True gross yield (all-in)

5.2%

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: 247 m²
Style: contemporary
Condition: excellent
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

outdoor BBQ areahanging egg chairmulti-level patio

Score Breakdown

ROI
9.61
Visual Appeal
13.2
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
5.76
Payback Speed
1
STR Suitability
4

Description

Excellent classic villa located in a quiet urbanization, next to the renowned Golden Triangle, just a few minutes from the beautiful beaches and golf courses of Vilamoura, Quarteira and Vale de Lobo. On the first floor, the house has a bedroom with an en-suite bathroom, and a fully equipped functional kitchen adjoinin

Location

📍 37.0680°N, 8.1000°W

· Loulé/Vilamoura, Algarve, Portugal

Visit Sotheby's Realty Vilamoura →Listed via Idealista.pt
2-bedroom freehold villa in Loulé/Vilamoura — photo 1 of 1
Sotheby's Realty Vilamoura

Detached house in Rua Vela de Balão, Fonte Santa, Quarteira

Loulé/Vilamoura · Golden Triangle · Ref BF-8933 Source verified · Sotheby's Realty Vilamoura · listed 16 Apr 2026
Asking price · Freehold
$1,081,522
View original listing
Ownership
Freehold
Bedrooms
2
Built area
247 m²
True net yield
2.5%
≈ $4,523/mo net after costs & tax
5-yr total return (net + appreciation)
9.7% / yr avg
Payback in ~41 yrs from rent
Brixfox Score 61 · 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: excellent

Description

Excellent classic villa located in a quiet urbanization, next to the renowned Golden Triangle, just a few minutes from the beautiful beaches and golf courses of Vilamoura, Quarteira and Vale de Lobo. On the first floor, the house has a bedroom with an en-suite bathroom, and a fully equipped functional kitchen adjoinin

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)
$382/night
50% ($176)Brixfox estimate($382/night)200% ($703)
Occupancy
58%
10%Brixfox estimate(58%)100%

Short-Term Rental

Indicative
Yearly income
$38,724
Likely range $23,235 – $54,214
Airbnb data$382/night · 58% occupancy
Rental income
$382/night · 58% occ.
$74,470
Running costs (20%)
Utilities, cleaning, maintenance
-$14,894
Income tax (10%)
Indonesian rental income tax
-$20,851
Property tax
Annual property tax
-$0
Net income
3.6% ROI
$38,724

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

2.5%

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

Scenario
Pre-tax
After-tax
Owner-managed
4.5%
3.9%
Fully-managed
3.0%
2.5%
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

$74,470

Income Tax / yr

$6,516

Payback

41 yrs

True All-In Cost
Asking price$1,081,522
IMT — transfer tax (non-resident 7.5%)$81,114
Stamp duty (0.8%)$8,652
Notary + registry$2,174
Legal$13,303
Furnishing + STR launch$27,174
All-in cost$1,213,939

Growth & Exit Strategy

How your investment grows over time

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

$5.7M$4.2M$2.8M$1.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $995K
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 21: 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
$1.2M
+22%
Rental Income
+$189K
Total Position
$1.4M
+41%
7.1%/yr
Year 10
Capital Value
$1.5M
+48%
Rental Income
+$408K
Total Position
$1.9M
+89%
6.6%/yr
Year 20
Capital Value
$2.2M
+119%
Rental Income
+$957K
Total Position
$3.1M
+215%
5.9%/yr
Year 30
Capital Value
$3.2M
+224%
Rental Income
+$1.7M
Total Position
$4.9M
+395%
5.5%/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
3.6% annual return
Occupancy
Average
58% average occupancy
Nightly Rate
Strong
$352 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $352 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.6% 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

38% occ.
3.4%
$3,064/mo
48% occ.
4.3%
$3,878/mo
58% occ.
5.2%
$4,691/mo
current
68% occ.
6.1%
$5,505/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.