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Detached house in Rua de João Andrez, Alte
Detached house in Rua de João Andrez, Alte — image 2Detached house in Rua de João Andrez, Alte — image 3Detached house in Rua de João Andrez, Alte — image 4Detached house in Rua de João Andrez, Alte — image 5
Grade Avillaluxury

Detached house in Rua de João Andrez, Alte

Loulé/Vilamoura · Golden Triangle ·

€790,000

Asking Price (EUR)

7.3%

True Net Yield (Owner, all-in)

5.1%

True Net Yield (Managed, all-in)

9.1%

True Gross Yield

51%

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: €82,804/yr
Average Daily Rate: €449
+26.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 18.8 years
5-yr Capital Value: €915,827
10-yr Capital Value: €1.1M
Brixfox Score: 80.2 / 100
Comparable Properties: 37
Data Confidence: 91%
Search Radius: 2 km

True Investment Cost

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

€910,120

+15.2% over asking

Asking price€790,000
IMT — Property transfer tax (investment schedule)€47,400
IS — Stamp duty (0.8%)€6,320
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,850
Total acquisition costs€66,820
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€53,300
All-in investment (incl. renovation & furnishing)€910,120

Gross yield (asking price)

10.5%

True gross yield (all-in)

9.1%

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: 3
Bathrooms: 2
Building: 167 m²
Land: 3800 m²
Style: portuguese-traditional
Condition: excellent
Year Built: 2006
Energy Certificate: F
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity-edge poolnatural landscape viewstraditional stone accents

Score Breakdown

ROI
18.93
Visual Appeal
14.8
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
5.05
Payback Speed
4
STR Suitability
4

Description

Nestled in the heart of the Algarve countryside, this charming traditional house offers 167 m² of living space on a generous 3800 m² plot the perfect blend of peace, privacy and modern comfort. Fully renovated in recent years with a new roof and structure in 2021, modern tiling, and a deep legal borehole installed in

Location

📍 37.0770°N, 8.1170°W

· Loulé/Vilamoura, Algarve, Portugal

Visit Hometown Properties →Listed via Idealista.pt
3-bedroom freehold villa in Loulé/Vilamoura — photo 1 of 5
Hometown Properties
3-bedroom freehold villa in Loulé/Vilamoura — photo 2 of 5
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3-bedroom freehold villa in Loulé/Vilamoura — photo 4 of 5
3-bedroom freehold villa in Loulé/Vilamoura — photo 5 of 5

Detached house in Rua de João Andrez, Alte

Loulé/Vilamoura · Golden Triangle · Ref BF-9452 Source verified · Hometown Properties · listed 2 Jun 2026
Asking price · Freehold
$858,696
View original listing
Ownership
Freehold
Bedrooms
3
Bathrooms
2
Built area
167 m²
Land
3800 m²
True net yield
5.3%
≈ $7,185/mo net after costs & tax
5-yr total return (net + appreciation)
12.7% / yr avg
Payback in ~19 yrs from rent
Brixfox Score 80 · A

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

Year built: 2006
Energy: F
Condition: excellent

Description

Nestled in the heart of the Algarve countryside, this charming traditional house offers 167 m² of living space on a generous 3800 m² plot the perfect blend of peace, privacy and modern comfort. Fully renovated in recent years with a new roof and structure in 2021, modern tiling, and a deep legal borehole installed in

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)
$631/night
50% ($290)Brixfox estimate($631/night)200% ($1162)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Indicative
Yearly income
$56,076
Likely range $33,646 – $78,507
Airbnb data$631/night · 51% occupancy
Rental income
$631/night · 51% occ.
$107,838
Running costs (20%)
Utilities, cleaning, maintenance
-$21,568
Income tax (10%)
Indonesian rental income tax
-$30,195
Property tax
Annual property tax
-$0
Net income
6.5% ROI
$56,076

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

5.3%

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

Scenario
Pre-tax
After-tax
Owner-managed
8.9%
7.9%
Fully-managed
6.3%
5.3%
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

11.1%

Annual Revenue

$107,838

Income Tax / yr

$9,436

Payback

19 yrs

True All-In Cost
Asking price$858,696
IMT — transfer tax (non-resident 7.5%)$64,402
Stamp duty (0.8%)$6,870
Notary + registry$2,174
Legal$10,562
Furnishing + STR launch$27,174
All-in cost$969,877

Growth & Exit Strategy

How your investment grows over time

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

$5.8M$4.3M$2.9M$1.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $790K
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 13: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$961K
+22%
Rental Income
+$274K
Total Position
$1.2M
+56%
9.3%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$591K
Total Position
$1.8M
+123%
8.3%/yr
Year 20
Capital Value
$1.7M
+119%
Rental Income
+$1.4M
Total Position
$3.1M
+295%
7.1%/yr
Year 30
Capital Value
$2.6M
+224%
Rental Income
+$2.5M
Total Position
$5.0M
+535%
6.4%/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
Good
6.5% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Strong
$581 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
3800 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $581 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 3800 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 51% — factor in seasonal gaps

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

31% occ.
5.7%
$4,106/mo
41% occ.
7.6%
$5,450/mo
51% occ.
9.5%
$6,794/mo
current
61% occ.
11.4%
$8,138/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.