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House in Parragil - Varjota, São Sebastião
House in Parragil - Varjota, São Sebastião — image 2House in Parragil - Varjota, São Sebastião — image 3House in Parragil - Varjota, São Sebastião — image 4House in Parragil - Varjota, São Sebastião — image 5
Grade C+villamid-range

House in Parragil - Varjota, São Sebastião

Loulé/Vilamoura · Golden Triangle ·

€495,000

Asking Price (EUR)

1.5%

True Net Yield (Owner, all-in)

0.6%

True Net Yield (Managed, all-in)

3.1%

True Gross Yield

32%

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: €17,366/yr
Average Daily Rate: €148
+3.0% vs area baselinePortuguese-traditional style (+5%), No pool (-12%), Has view (+10%)
Payback Period: 250.5 years
5-yr Capital Value: €573,841
10-yr Capital Value: €665,239
Brixfox Score: 54.4 / 100
Comparable Properties: 9
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.

€568,460

+14.8% over asking

Asking price€495,000
IMT — Property transfer tax (investment schedule)€27,430
IS — Stamp duty (0.8%)€3,960
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,425
Total acquisition costs€40,065
Renovation (est. €55/m² × 119 m²)
Light touch-ups — paint, fixtures, deep clean.		€6,545
(€3,570–€9,520)
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)€568,460

Gross yield (asking price)

3.5%

True gross yield (all-in)

3.1%

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: 2
Bathrooms: 1
Building: 119 m²
Land: 750 m²
Style: portuguese-traditional
Condition: good
Year Built: 1991
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional white washed exteriorterraced gardenrural setting

Score Breakdown

ROI
1.6
Visual Appeal
12.2
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
3.21
Payback Speed
0
STR Suitability
4

Description

Charming Country-Style Bungalow Near Loulé Fully Refurbished for Modern Comfort Set in a peaceful countryside location just 10 minutes from Loulé and the main highway, this delightful single-storey bungalow combines the charm of traditional Portuguese style with the comfort of modern living. Thoughtfully refurbished

Location

📍 37.1610°N, 8.0795°W

· Loulé/Vilamoura, Algarve, Portugal

Visit Cerro Novo Lda →Listed via Idealista.pt
2-bedroom freehold villa in Loulé/Vilamoura — photo 1 of 5
Cerro Novo Lda
2-bedroom freehold villa in Loulé/Vilamoura — photo 2 of 5
2-bedroom freehold villa in Loulé/Vilamoura — photo 3 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-9570 Source verified · Cerro Novo Lda · listed 2 Jun 2026
Asking price · Freehold
$538,043
View original listing
Ownership
Freehold
Bedrooms
2
Bathrooms
1
Built area
119 m²
Land
750 m²
True net yield
0.4%
≈ $912/mo net after costs & tax
5-yr total return (net + appreciation)
8.3% / yr avg
Payback in ~251 yrs from rent
Brixfox Score 54 · C+

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: 1991
Energy: C
Condition: good

Description

Charming Country-Style Bungalow Near Loulé Fully Refurbished for Modern Comfort Set in a peaceful countryside location just 10 minutes from Loulé and the main highway, this delightful single-storey bungalow combines the charm of traditional Portuguese style with the comfort of modern living. Thoughtfully refurbished

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)
$209/night
50% ($96)Brixfox estimate($209/night)200% ($384)
Occupancy
32%
10%Brixfox estimate(32%)100%

Short-Term Rental

Indicative
Yearly income
$11,761
Likely range $7,057 – $16,465
Airbnb data$209/night · 32% occupancy
Rental income
$209/night · 32% occ.
$22,617
Running costs (20%)
Utilities, cleaning, maintenance
-$4,523
Income tax (10%)
Indonesian rental income tax
-$6,333
Property tax
Annual property tax
-$0
Net income
2.2% ROI
$11,761

Investment Returns

After-tax net yield · all-in cost basis

Exact location

Net Yield · Fully-Managed · After Tax

0.4%

on all-in cost of $618,667

Scenario
Pre-tax
After-tax
Owner-managed
1.8%
1.4%
Fully-managed
0.7%
0.4%
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

3.7%

Annual Revenue

$22,617

Income Tax / yr

$1,979

Payback

—

True All-In Cost
Asking price$538,043
IMT — transfer tax (non-resident 7.5%)$40,353
Stamp duty (0.8%)$4,304
Notary + registry$2,174
Legal$6,618
Furnishing + STR launch$27,174
All-in cost$618,667

Growth & Exit Strategy

How your investment grows over time

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

$2.4M$1.8M$1.2M$610K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $495K
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 30: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$602K
+22%
Rental Income
+$57K
Total Position
$660K
+33%
5.9%/yr
Year 10
Capital Value
$733K
+48%
Rental Income
+$124K
Total Position
$857K
+73%
5.6%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$291K
Total Position
$1.4M
+178%
5.2%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$515K
Total Position
$2.1M
+328%
5.0%/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
Weak
2.2% annual return
Occupancy
Weak
32% average occupancy
Nightly Rate
Good
$192 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Strong
750 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Generous 750 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.2% is below 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.
3.0%
$1,333/mo
40% occ.
4.0%
$1,778/mo
32% occ.
3.2%
$1,425/mo
current
42% occ.
4.2%
$1,869/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.