House, Casa Katura, Sitio de Betunes, Loule, São Clemente, Loulé
House, Casa Katura, Sitio de Betunes, Loule, São Clemente, Loulé — image 2House, Casa Katura, Sitio de Betunes, Loule, São Clemente, Loulé — image 3House, Casa Katura, Sitio de Betunes, Loule, São Clemente, Loulé — image 4House, Casa Katura, Sitio de Betunes, Loule, São Clemente, Loulé — image 5
Grade Avillamid-range

House, Casa Katura, Sitio de Betunes, Loule, São Clemente, Loulé

Loulé/Vilamoura · Golden Triangle ·

€495,000

Asking Price (EUR)

7.4%

True Net Yield (Owner, all-in)

5.1%

True Net Yield (Managed, all-in)

11.4%

True Gross Yield

44%

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: €70,863/yr
Average Daily Rate: €442
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 8.7 years
5-yr Capital Value: €650,423
10-yr Capital Value: €791,339
Brixfox Score: 77.6 / 100
Comparable Properties: 5
Data Confidence: 62%
Search Radius: 4 km

True Investment Cost

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

€622,965

+25.9% 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 × 870 m²)
Light touch-ups — paint, fixtures, deep clean.		€47,850
(€26,100–€69,600)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€40,050
All-in investment (incl. renovation & furnishing)€622,965

Gross yield (asking price)

14.3%

True gross yield (all-in)

11.4%

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: 3
Building: 870 m²
Land: 870 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: D
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

balustradeterraced landscaping

Score Breakdown

ROI
24.72
Visual Appeal
10.8
Ownership Security
13
Location
8.4
Land & Space
9.33
Rental Demand
4.39
Payback Speed
4
STR Suitability
3

Description

Escape to the charming city of Loulé and discover this delightful villa, now available for purchase. Set on a generous plot of land, complete with a private swimming pool, this beautifully maintained property offers a serene retreat away from the busyness of urban life.   Inside, the villa boasts a spacious and invitin

Location

📍 37.1314°N, 7.9911°W

· Loulé/Vilamoura, Algarve, Portugal

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

House, Casa Katura, Sitio de Betunes, Loule, São Clemente, Loulé

Inventory
4 Beds
Bathrooms
3 Baths
Built Area
870 m²
Land Plot
870 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 9.7% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score78
GradeA
Brixfox Intelligence
78AExcellent
Score Breakdown
ROI & Yield86%
Capital Growth82%
Risk Profile79%
Market Demand78%

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
+15.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$152K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.7%
$4,362/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
10.3 yr
Rental only

Property details

Energy: D
Condition: good

Description

Escape to the charming city of Loulé and discover this delightful villa, now available for purchase. Set on a generous plot of land, complete with a private swimming pool, this beautifully maintained property offers a serene retreat away from the busyness of urban life.   Inside, the villa boasts a spacious and invitin

Income Breakdown

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Nightly Rate (ADR)
$640/night
50% ($294)Brixfox estimate($640/night)200% ($1177)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$52,340
Airbnb data$640/night · 44% occupancy
Rental income
$640/night · 44% occ.
$102,465
Running costs (20%)
Utilities, cleaning, maintenance
-$20,493
Income tax (10%)
Indonesian rental income tax
-$28,690
Property tax
Annual property tax
-$942
Net income
9.7% ROI
$52,340

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$538,043
IMT (transfer tax, investment schedule)$29,815
Imposto de Selo (stamp duty)$4,304
Notary & registration$1,359
Legal / due diligence$8,071
Total acquisition costs$43,549
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$52,011
($28,370–$75,652)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$41,359
All-in investment$674,962

Gross yield (asking)

19.0%

True gross yield (all-in)

15.2%

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.

$4.5M$3.4M$2.2M$1.1M$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 10: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$602K
+22%
Rental Income
+$256K
Total Position
$858K
+73%
11.6%/yr
Year 10
Capital Value
$733K
+48%
Rental Income
+$552K
Total Position
$1.3M
+160%
10.0%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$1.3M
Total Position
$2.4M
+381%
8.2%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$2.3M
Total Position
$3.9M
+687%
7.1%/yr

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
9.7% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Strong
$589 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
870 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 9.7% — outperforms most villas in this market
Premium nightly rate of $589 — positioned in the top tier
Generous 870 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 44% — factor in seasonal gaps

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
8.9%
$4,008/mo
40% occ.
12.0%
$5,370/mo
44% occ.
13.2%
$5,899/mo
current
54% occ.
16.2%
$7,261/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.