Terraced house in Centro Histórico (Este) de Loulé, São Clemente
Terraced house in Centro Histórico (Este) de Loulé, São Clemente — image 2Terraced house in Centro Histórico (Este) de Loulé, São Clemente — image 3Terraced house in Centro Histórico (Este) de Loulé, São Clemente — image 4Terraced house in Centro Histórico (Este) de Loulé, São Clemente — image 5
Grade C+villamid-range

Terraced house in Centro Histórico (Este) de Loulé, São Clemente

Loulé/Vilamoura · Golden Triangle ·

€520,000

Asking Price (EUR)

1.3%

True Net Yield (Owner, all-in)

0.9%

True Net Yield (Managed, all-in)

2.0%

True Gross Yield

25%

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: €12,018/yr
Average Daily Rate: €132
-12.0% vs area baselineNo pool (-12%)
Payback Period: 61.9 years
5-yr Capital Value: €781,821
10-yr Capital Value: €951,205
Brixfox Score: 51 / 100
Comparable Properties: 5
Data Confidence: 79%
Search Radius: 2 km

True Investment Cost

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

€594,840

+14.4% over asking

Asking price€520,000
IMT — Property transfer tax (investment schedule)€29,430
IS — Stamp duty (0.8%)€4,160
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,800
Total acquisition costs€42,640
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,200
All-in investment (incl. renovation & furnishing)€594,840

Gross yield (asking price)

2.3%

True gross yield (all-in)

2.0%

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: 3
Building: 214 m²
Land: 159 m²
Style: minimalist
Condition: excellent
Energy Certificate: B-

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

built-in bookshelveslarge windows

Score Breakdown

ROI
9.33
Visual Appeal
11.2
Ownership Security
13
Location
8.4
Land & Space
3.53
Rental Demand
2.5
Payback Speed
0
STR Suitability
3

Description

T3+1 House | Garden | Historic Center | São Clemente | Loulé House with three bedrooms and an additional studio, 214m2 construction area, lots of sunlight, fully renovated house, with two independent entrances allowing for living on one floor and renting out the other. It has a city-view terrace on the first floor and

Location

📍 37.1310°N, 8.0230°W

· Loulé/Vilamoura, Algarve, Portugal

View on House Hunters - Real Estate, Lda. →Also on Idealista.pt
Idealista.pt
Loulé/Vilamoura / Golden Triangle

Terraced house in Centro Histórico (Este) de Loulé, São Clemente

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
214 m²
Land Plot
159 m²
Tenure
Freehold
Yield Curve Status

Grade C+ investment — short-term rental yields 1.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score51
GradeC+
Brixfox Intelligence
51C+Moderate
Score Breakdown
ROI & Yield56%
Capital Growth54%
Risk Profile53%
Market Demand51%

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
+7.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$160K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.4%
$670/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
70.3 yr
Rental only

Property details

Energy: B-
Condition: excellent

Description

T3+1 House | Garden | Historic Center | São Clemente | Loulé House with three bedrooms and an additional studio, 214m2 construction area, lots of sunlight, fully renovated house, with two independent entrances allowing for living on one floor and renting out the other. It has a city-view terrace on the first floor and

Income Breakdown

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Nightly Rate (ADR)
$190/night
50% ($88)Brixfox estimate($190/night)200% ($350)
Occupancy
25%
10%Brixfox estimate(25%)100%

Short-Term Rental

Yearly income
$8,040
Airbnb data$190/night · 25% occupancy
Rental income
$190/night · 25% occ.
$17,364
Running costs (20%)
Utilities, cleaning, maintenance
-$3,473
Income tax (10%)
Indonesian rental income tax
-$4,862
Property tax
Annual property tax
-$989
Net income
1.4% ROI
$8,040

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$565,217
IMT (transfer tax, investment schedule)$31,989
Imposto de Selo (stamp duty)$4,522
Notary & registration$1,359
Legal / due diligence$8,478
Total acquisition costs$46,348
RenovationMove-in ready
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$644,391

Gross yield (asking)

3.1%

True gross yield (all-in)

2.7%

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.

$2.3M$1.8M$1.2M$586K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $520K
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 15: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$633K
+22%
Rental Income
+$39K
Total Position
$672K
+29%
5.3%/yr
Year 10
Capital Value
$770K
+48%
Rental Income
+$85K
Total Position
$855K
+64%
5.1%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$199K
Total Position
$1.3M
+157%
4.8%/yr
Year 30
Capital Value
$1.7M
+224%
Rental Income
+$352K
Total Position
$2.0M
+292%
4.7%/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
1.4% annual return
Occupancy
Weak
25% average occupancy
Nightly Rate
Good
$175 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Average
159 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.4% 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.
2.4%
$1,134/mo
40% occ.
3.3%
$1,539/mo
25% occ.
2.0%
$930/mo
current
35% occ.
2.8%
$1,336/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.