Detached house in Em521-1, Areeiro - Vale Formoso, São Clemente
Detached house in Em521-1, Areeiro - Vale Formoso, São Clemente — image 2Detached house in Em521-1, Areeiro - Vale Formoso, São Clemente — image 3Detached house in Em521-1, Areeiro - Vale Formoso, São Clemente — image 4Detached house in Em521-1, Areeiro - Vale Formoso, São Clemente — image 5
Grade Bvillaluxury

Detached house in Em521-1, Areeiro - Vale Formoso, São Clemente

Loulé/Vilamoura · Golden Triangle ·

€2.5M

Asking Price (EUR)

0.8%

True Net Yield (Owner, all-in)

0.6%

True Net Yield (Managed, all-in)

1.3%

True Gross Yield

21%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €36,277/yr
Average Daily Rate: €481
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 86.8 years
5-yr Capital Value: €3.4M
10-yr Capital Value: €4.1M
Brixfox Score: 62 / 100
Comparable Properties: 5
Data Confidence: 63%
Search Radius: 3 km

True Investment Cost

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

€2.9M

+12.6% over asking

Asking price€2.5M
IMT — Property transfer tax (investment schedule)€191,250
IS — Stamp duty (0.8%)€20,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€38,250
Total acquisition costs€251,150
Renovation€0 — move-in ready
Furnishing & STR launch (5bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€71,000
All-in investment (incl. renovation & furnishing)€2.9M

Gross yield (asking price)

1.4%

True gross yield (all-in)

1.3%

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: 5
Bathrooms: 5
Building: 405 m²
Land: 975 m²
Style: contemporary
Condition: excellent
Year Built: 2011
Energy Certificate: B-
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

multi-level terracesinfinity poollandscaped gardensmodern interior lighting

Score Breakdown

ROI
8.69
Visual Appeal
15.6
Ownership Security
13
Location
8.4
Land & Space
11.21
Rental Demand
2.07
Payback Speed
0
STR Suitability
3

Description

Discover luxurious living in this fully renovated villa located in the prestigious area of The Crest, Almancil. This exquisite property is situated on a generous 975 m² plot and offers 5 spacious bedrooms and 5 modern bathrooms, making it perfect for a large family or for hosting guests. With a net built area of 189,25

Location

📍 37.1310°N, 8.0230°W

· Loulé/Vilamoura, Algarve, Portugal

View on XP | Chestertons →Also on Idealista.pt
Idealista.pt
Loulé/Vilamoura / Golden Triangle

Detached house in Em521-1, Areeiro - Vale Formoso, São Clemente

Inventory
5 Beds
Bathrooms
5 Baths
Built Area
405 m²
Land Plot
975 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 0.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score62
GradeB
Brixfox Intelligence
62BStrong
Score Breakdown
ROI & Yield68%
Capital Growth65%
Risk Profile64%
Market Demand62%

The Brixfox Score is our proprietary AI-powered rating that evaluates rental ROI, capital appreciation potential, risk factors, and local market dynamics to give you a single investment quality metric.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+7.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$783K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
0.8%
$1,896/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
—
Rental only

Property details

Year built: 2011
Energy: B-
Condition: excellent

Description

Discover luxurious living in this fully renovated villa located in the prestigious area of The Crest, Almancil. This exquisite property is situated on a generous 975 m² plot and offers 5 spacious bedrooms and 5 modern bathrooms, making it perfect for a large family or for hosting guests. With a net built area of 189,25

Income Breakdown

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Nightly Rate (ADR)
$704/night
50% ($324)Brixfox estimate($704/night)200% ($1295)
Occupancy
21%
10%Brixfox estimate(21%)100%

Short-Term Rental

Yearly income
$22,748
Airbnb data$704/night · 21% occupancy
Rental income
$704/night · 21% occ.
$53,075
Running costs (20%)
Utilities, cleaning, maintenance
-$10,615
Income tax (10%)
Indonesian rental income tax
-$14,861
Property tax
Annual property tax
-$4,851
Net income
0.8% ROI
$22,748

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$2,771,739
IMT (transfer tax, investment schedule)$207,880
Imposto de Selo (stamp duty)$22,174
Notary & registration$1,359
Legal / due diligence$41,576
Total acquisition costs$272,989
RenovationMove-in ready
Furnishing & STR launch
5bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$75,000
All-in investment$3,119,728

Gross yield (asking)

1.9%

True gross yield (all-in)

1.7%

Estimates use Portugal's standard transfer tax + typical legal/notary defaults. Verify with local counsel before committing — actual fees vary by deal structure.

Growth & Exit Strategy

How your investment grows over time

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

$10.7M$8.0M$5.3M$2.7M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $2.5M
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.
2x return
Year 16: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$3.1M
+22%
Rental Income
+$111K
Total Position
$3.2M
+26%
4.7%/yr
Year 10
Capital Value
$3.8M
+48%
Rental Income
+$240K
Total Position
$4.0M
+57%
4.6%/yr
Year 20
Capital Value
$5.6M
+119%
Rental Income
+$562K
Total Position
$6.1M
+141%
4.5%/yr
Year 30
Capital Value
$8.3M
+224%
Rental Income
+$996K
Total Position
$9.3M
+263%
4.4%/yr

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
0.8% annual return
Occupancy
Weak
21% average occupancy
Nightly Rate
Strong
$647 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
975 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $647 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 975 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 0.8% 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.
1.8%
$4,091/mo
40% occ.
2.4%
$5,590/mo
21% occ.
1.2%
$2,692/mo
current
31% occ.
1.8%
$4,190/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. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Portugal may impact actual yields.