T2 flat in São Clemente, Loulé
T2 flat in São Clemente, Loulé — image 2T2 flat in São Clemente, Loulé — image 3T2 flat in São Clemente, Loulé — image 4T2 flat in São Clemente, Loulé — image 5
Grade C+apartmentmid-range

T2 flat in São Clemente, Loulé

Loulé/Vilamoura · Golden Triangle ·

€325,000

Asking Price (EUR)

2.3%

True Net Yield (Owner, all-in)

1.6%

True Net Yield (Managed, all-in)

3.5%

True Gross Yield

28%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 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: €13,424/yr
Average Daily Rate: €132
-3.0% vs area baselineImage quality 6/10 (-3%), Modern/contemporary style (+12%), No pool (-12%)
Payback Period: 30.2 years
5-yr Capital Value: €427,045
10-yr Capital Value: €519,566
Brixfox Score: 53 / 100
Comparable Properties: 17
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.

€378,730

+16.5% over asking

Asking price€325,000
IMT — Property transfer tax (investment schedule)€13,830
IS — Stamp duty (0.8%)€2,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,875
Total acquisition costs€22,555
Renovation (est. €55/m² × 115 m²)
Light touch-ups — paint, fixtures, deep clean.		€6,325
(€3,450–€9,200)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€24,850
All-in investment (incl. renovation & furnishing)€378,730

Gross yield (asking price)

4.1%

True gross yield (all-in)

3.5%

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: 2
Building: 115 m²
Style: contemporary
Condition: good
Year Built: 2019
Energy Certificate: B

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

modern linear pendant light

Score Breakdown

ROI
11.71
Visual Appeal
9.8
Ownership Security
13
Location
8.4
Land & Space
4.3
Rental Demand
2.79
Payback Speed
0
STR Suitability
3

Description

2-bedroom apartment near the center - Loulé Comprising hall, living and dining room, equipped kitchen, 2 bathrooms, and 2 bedrooms, 1 of which is en suite. It also has 1 garage space for 2 motorcycles and 1 storage room in the basement. Equipped with double glazing, electric shutters, air conditioning, solar panels, an

Location

📍 37.1327°N, 8.0133°W

· Loulé/Vilamoura, Algarve, Portugal

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

T2 flat in São Clemente, Loulé

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
115 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade C+ investment — short-term rental yields 2.7% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score53
GradeC+
Brixfox Intelligence
53C+Moderate
Score Breakdown
ROI & Yield58%
Capital Growth56%
Risk Profile55%
Market Demand53%

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
+8.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$100K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.7%
$792/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
37.2 yr
Rental only

Property details

Year built: 2019
Energy: B
Condition: good

Description

2-bedroom apartment near the center - Loulé Comprising hall, living and dining room, equipped kitchen, 2 bathrooms, and 2 bedrooms, 1 of which is en suite. It also has 1 garage space for 2 motorcycles and 1 storage room in the basement. Equipped with double glazing, electric shutters, air conditioning, solar panels, an

Income Breakdown

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Nightly Rate (ADR)
$191/night
50% ($88)Brixfox estimate($191/night)200% ($352)
Occupancy
28%
10%Brixfox estimate(28%)100%

Short-Term Rental

Yearly income
$9,501
Airbnb data$191/night · 28% occupancy
Rental income
$191/night · 28% occ.
$19,461
Running costs (20%)
Utilities, cleaning, maintenance
-$3,892
Income tax (10%)
Indonesian rental income tax
-$5,449
Property tax
Annual property tax
-$618
Net income
2.7% ROI
$9,501

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$353,261
IMT (transfer tax, investment schedule)$15,033
Imposto de Selo (stamp duty)$2,826
Notary & registration$1,359
Legal / due diligence$5,299
Total acquisition costs$24,516
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$6,875
($3,750–$10,000)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$411,663

Gross yield (asking)

5.5%

True gross yield (all-in)

4.7%

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.

$1.7M$1.3M$845K$423K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $325K
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 26: 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
$395K
+22%
Rental Income
+$46K
Total Position
$442K
+36%
6.3%/yr
Year 10
Capital Value
$481K
+48%
Rental Income
+$100K
Total Position
$581K
+79%
6.0%/yr
Year 20
Capital Value
$712K
+119%
Rental Income
+$235K
Total Position
$947K
+191%
5.5%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$416K
Total Position
$1.5M
+352%
5.2%/yr

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.7% annual return
Occupancy
Weak
28% average occupancy
Nightly Rate
Good
$176 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Weak
0 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 2.7% 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.
4.0%
$1,169/mo
40% occ.
5.4%
$1,576/mo
28% occ.
3.7%
$1,084/mo
current
38% occ.
5.1%
$1,491/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.