Detached house in Vale Formoso, Areeiro - Vale Formoso, São Clemente
Detached house in Vale Formoso, Areeiro - Vale Formoso, São Clemente — image 2Detached house in Vale Formoso, Areeiro - Vale Formoso, São Clemente — image 3Detached house in Vale Formoso, Areeiro - Vale Formoso, São Clemente — image 4Detached house in Vale Formoso, Areeiro - Vale Formoso, São Clemente — image 5
Grade B+villaluxury

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

Loulé/Vilamoura · Golden Triangle ·

€3.1M

Asking Price (EUR)

3.7%

True Net Yield (Owner, all-in)

2.6%

True Net Yield (Managed, all-in)

5.7%

True Gross Yield

50%

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: €196,544/yr
Average Daily Rate: €1067
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 19.7 years
5-yr Capital Value: €4.1M
10-yr Capital Value: €4.9M
Brixfox Score: 72.8 / 100
Comparable Properties: 6
Data Confidence: 72%
Search Radius: 6 km

True Investment Cost

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

€3.5M

+12.1% over asking

Asking price€3.1M
IMT — Property transfer tax (investment schedule)€232,125
IS — Stamp duty (0.8%)€24,760
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€46,425
Total acquisition costs€304,560
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)€3.5M

Gross yield (asking price)

6.3%

True gross yield (all-in)

5.7%

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: 5
Bathrooms: 5
Building: 733 m²
Land: 1212 m²
Style: modern
Condition: new-build
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

glass railingsstone facade accentslarge format windowsflat roof design

Score Breakdown

ROI
15.59
Visual Appeal
15.6
Ownership Security
13
Location
8.4
Land & Space
10.2
Rental Demand
5.04
Payback Speed
2
STR Suitability
3

Description

Contemporary villa with ocean views and luxury amenities in a prime Algarve location. This contemporary villa offers a new-build opportunity in a prime location, just minutes from the renowned resorts of Vale do Lobo and Quinta do Lago. Set on a 1,212m² plot with a total build area of 733m², the property features four

Location

📍 37.1310°N, 8.0230°W

· Loulé/Vilamoura, Algarve, Portugal

View on Quinta Properties Savills →Also on Idealista.pt
Idealista.pt
Loulé/Vilamoura / Golden Triangle

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

Inventory
5 Beds
Bathrooms
5 Baths
Built Area
733 m²
Land Plot
1212 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 4.2% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score73
GradeB+
Brixfox Intelligence
73B+Strong
Score Breakdown
ROI & Yield80%
Capital Growth77%
Risk Profile74%
Market Demand73%

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
+10.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$950K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.2%
$11,814/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
23.7 yr
Rental only

Property details

Energy: A
Condition: new-build

Description

Contemporary villa with ocean views and luxury amenities in a prime Algarve location. This contemporary villa offers a new-build opportunity in a prime location, just minutes from the renowned resorts of Vale do Lobo and Quinta do Lago. Set on a 1,212m² plot with a total build area of 733m², the property features four

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$1,542/night
50% ($709)Brixfox estimate($1,542/night)200% ($2837)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$141,772
Airbnb data$1,542/night · 50% occupancy
Rental income
$1,542/night · 50% occ.
$283,961
Running costs (20%)
Utilities, cleaning, maintenance
-$56,792
Income tax (10%)
Indonesian rental income tax
-$79,509
Property tax
Annual property tax
-$5,887
Net income
4.2% ROI
$141,772

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$3,364,130
IMT (transfer tax, investment schedule)$252,310
Imposto de Selo (stamp duty)$26,913
Notary & registration$1,359
Legal / due diligence$50,462
Total acquisition costs$331,043
RenovationMove-in ready
Furnishing & STR launch
5bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$75,000
All-in investment$3,770,174

Gross yield (asking)

8.4%

True gross yield (all-in)

7.5%

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.

$18.7M$14.0M$9.3M$4.7M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $3.1M
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 19: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$3.8M
+22%
Rental Income
+$692K
Total Position
$4.5M
+44%
7.6%/yr
Year 10
Capital Value
$4.6M
+48%
Rental Income
+$1.5M
Total Position
$6.1M
+96%
7.0%/yr
Year 20
Capital Value
$6.8M
+119%
Rental Income
+$3.5M
Total Position
$10.3M
+232%
6.2%/yr
Year 30
Capital Value
$10.0M
+224%
Rental Income
+$6.2M
Total Position
$16.2M
+425%
5.7%/yr

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.2% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$1419 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
1212 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1419 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 1212 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.2% is near 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.
3.4%
$9,507/mo
40% occ.
4.6%
$12,791/mo
50% occ.
5.7%
$16,074/mo
current
60% occ.
6.9%
$19,357/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.