Detached house in Rua José Batalim, 29, Centro (Este) Cidade de Loulé, São Clemente
Detached house in Rua José Batalim, 29, Centro (Este) Cidade de Loulé, São Clemente — image 2Detached house in Rua José Batalim, 29, Centro (Este) Cidade de Loulé, São Clemente — image 3Detached house in Rua José Batalim, 29, Centro (Este) Cidade de Loulé, São Clemente — image 4Detached house in Rua José Batalim, 29, Centro (Este) Cidade de Loulé, São Clemente — image 5
Grade Bvillamid-range

Detached house in Rua José Batalim, 29, Centro (Este) Cidade de Loulé, São Clemente

Loulé/Vilamoura · Golden Triangle ·

€1.4M

Asking Price (EUR)

0.4%

True Net Yield (Owner, all-in)

0.3%

True Net Yield (Managed, all-in)

0.7%

True Gross Yield

18%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 months ago and is currently at 17% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.75, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €10,286/yr
Average Daily Rate: €155
-7.0% vs area baselinePortuguese-traditional style (+5%), No pool (-12%)
Payback Period: 164.1 years
5-yr Capital Value: €1.8M
10-yr Capital Value: €2.2M
Brixfox Score: 57.2 / 100
Comparable Properties: 10
Data Confidence: 69%
Search Radius: 6 km

True Investment Cost

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

€1.6M

+15.2% over asking

Asking price€1.4M
IMT — Property transfer tax (investment schedule)€101,250
IS — Stamp duty (0.8%)€10,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€20,250
Total acquisition costs€133,550
Renovation (est. €55/m² × 610 m²)
Light touch-ups — paint, fixtures, deep clean.		€33,550
(€18,300–€48,800)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€37,550
All-in investment (incl. renovation & furnishing)€1.6M

Gross yield (asking price)

0.8%

True gross yield (all-in)

0.7%

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: 4
Bathrooms: 5
Building: 610 m²
Land: 1318 m²
Style: portuguese-traditional
Condition: good
Year Built: 2022
Energy Certificate: B-

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

arched entrancedecorative rooflinepatterned patio awning

Score Breakdown

ROI
7.9
Visual Appeal
12.2
Ownership Security
13
Location
8.4
Land & Space
10.88
Rental Demand
1.82
Payback Speed
0
STR Suitability
3

Description

Come and see this four-bedroom villa, all en suite, located in the centre of Loulé, with luxury finishes, full air conditioning, central heating, photovoltaic panels, a saltwater swimming pool and a garage that can accommodate more than 6 cars. On the ground floor there's a majestic entrance hall with a stone staircase

Location

📍 37.1310°N, 8.0230°W

· Loulé/Vilamoura, Algarve, Portugal

View on ERA Loulé →Also on Idealista.pt
Idealista.pt
Loulé/Vilamoura / Golden Triangle

Detached house in Rua José Batalim, 29, Centro (Este) Cidade de Loulé, São Clemente

Inventory
4 Beds
Bathrooms
5 Baths
Built Area
610 m²
Land Plot
1318 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 0.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score57
GradeB
Brixfox Intelligence
57BStrong
Score Breakdown
ROI & Yield63%
Capital Growth60%
Risk Profile59%
Market Demand57%

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
+6.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$414K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
0.4%
$430/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
—
Rental only

Property details

Year built: 2022
Energy: B-
Condition: good

Description

Come and see this four-bedroom villa, all en suite, located in the centre of Loulé, with luxury finishes, full air conditioning, central heating, photovoltaic panels, a saltwater swimming pool and a garage that can accommodate more than 6 cars. On the ground floor there's a majestic entrance hall with a stone staircase

Income Breakdown

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Nightly Rate (ADR)
$224/night
50% ($103)Brixfox estimate($224/night)200% ($412)
Occupancy
18%
10%Brixfox estimate(18%)100%

Short-Term Rental

Yearly income
$5,160
Airbnb data$224/night · 18% occupancy
Rental income
$224/night · 18% occ.
$14,862
Running costs (20%)
Utilities, cleaning, maintenance
-$2,972
Income tax (10%)
Indonesian rental income tax
-$4,161
Property tax
Annual property tax
-$2,568
Net income
0.4% ROI
$5,160

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$1,467,391
IMT (transfer tax, investment schedule)$110,054
Imposto de Selo (stamp duty)$11,739
Notary & registration$1,359
Legal / due diligence$22,011
Total acquisition costs$145,163
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$36,467
($19,891–$53,043)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$38,641
All-in investment$1,687,663

Gross yield (asking)

1.0%

True gross yield (all-in)

0.9%

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.

$5.4M$4.1M$2.7M$1.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $1.4M
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 17: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.6M
+22%
Rental Income
+$25K
Total Position
$1.7M
+24%
4.3%/yr
Year 10
Capital Value
$2.0M
+48%
Rental Income
+$54K
Total Position
$2.1M
+52%
4.3%/yr
Year 20
Capital Value
$3.0M
+119%
Rental Income
+$128K
Total Position
$3.1M
+129%
4.2%/yr
Year 30
Capital Value
$4.4M
+224%
Rental Income
+$226K
Total Position
$4.6M
+241%
4.2%/yr

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
0.4% annual return
Occupancy
Weak
18% average occupancy
Nightly Rate
Strong
$206 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Strong
1318 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $206 — positioned in the top tier
Generous 1318 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 0.4% 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.
1.0%
$1,215/mo
40% occ.
1.4%
$1,691/mo
18% occ.
0.5%
$653/mo
current
28% occ.
0.9%
$1,129/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.