Detached house in Rua Manuel Passarinho, 16, São Clemente, Loulé
Detached house in Rua Manuel Passarinho, 16, São Clemente, Loulé — image 2Detached house in Rua Manuel Passarinho, 16, São Clemente, Loulé — image 3Detached house in Rua Manuel Passarinho, 16, São Clemente, Loulé — image 4Detached house in Rua Manuel Passarinho, 16, São Clemente, Loulé — image 5
Grade Avillamid-range

Detached house in Rua Manuel Passarinho, 16, São Clemente, Loulé

Loulé/Vilamoura · Golden Triangle ·

€699,000

Asking Price (EUR)

8.3%

True Net Yield (Owner, all-in)

5.7%

True Net Yield (Managed, all-in)

12.7%

True Gross Yield

52%

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: €102,165/yr
Average Daily Rate: €535
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 8.6 years
5-yr Capital Value: €918,476
10-yr Capital Value: €1.1M
Brixfox Score: 82.7 / 100
Comparable Properties: 3
Data Confidence: 70%
Search Radius: 2 km

True Investment Cost

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

€802,042

+14.7% over asking

Asking price€699,000
IMT — Property transfer tax (investment schedule)€41,940
IS — Stamp duty (0.8%)€5,592
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€10,485
Total acquisition costs€59,267
Renovation (est. €55/m² × 165 m²)
Light touch-ups — paint, fixtures, deep clean.		€9,075
(€4,950–€13,200)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€34,700
All-in investment (incl. renovation & furnishing)€802,042

Gross yield (asking price)

14.6%

True gross yield (all-in)

12.7%

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: 3
Bathrooms: 2
Building: 165 m²
Land: 1278 m²
Style: portuguese-traditional
Condition: good
Year Built: 1996
Energy Certificate: D
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

multiple swimming poolsextensive garden areasterraced landscaping

Score Breakdown

ROI
24.88
Visual Appeal
12.2
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
5.23
Payback Speed
4
STR Suitability
3

Description

Located in a quiet area of Vale Formoso, referred to by many as the "Golden Triangle" House comprising 3 bedrooms, one of them en suite, and 1 more bathroom. It also has an equipped kitchen, a pantry that can be used as a laundry room or storage space, a basement for various uses, and a spacious living/dining room with

Location

📍 37.1033°N, 8.0243°W

· Loulé/Vilamoura, Algarve, Portugal

View on Century21 Realty Art 4 →Also on Idealista.pt
Idealista.pt
Loulé/Vilamoura / Golden Triangle

Detached house in Rua Manuel Passarinho, 16, São Clemente, Loulé

Inventory
3 Beds
Bathrooms
2 Baths
Built Area
165 m²
Land Plot
1278 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 9.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score83
GradeA
Brixfox Intelligence
83AExcellent
Score Breakdown
ROI & Yield91%
Capital Growth87%
Risk Profile84%
Market Demand83%

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
+16.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$215K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.9%
$6,291/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
10.1 yr
Rental only

Property details

Year built: 1996
Energy: D
Condition: good

Description

Located in a quiet area of Vale Formoso, referred to by many as the "Golden Triangle" House comprising 3 bedrooms, one of them en suite, and 1 more bathroom. It also has an equipped kitchen, a pantry that can be used as a laundry room or storage space, a basement for various uses, and a spacious living/dining room with

Income Breakdown

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Nightly Rate (ADR)
$774/night
50% ($356)Brixfox estimate($774/night)200% ($1425)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$75,487
Airbnb data$774/night · 52% occupancy
Rental income
$774/night · 52% occ.
$147,725
Running costs (20%)
Utilities, cleaning, maintenance
-$29,545
Income tax (10%)
Indonesian rental income tax
-$41,363
Property tax
Annual property tax
-$1,330
Net income
9.9% ROI
$75,487

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$759,783
IMT (transfer tax, investment schedule)$45,587
Imposto de Selo (stamp duty)$6,078
Notary & registration$1,359
Legal / due diligence$11,397
Total acquisition costs$64,421
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$9,864
($5,380–$14,348)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$35,543
All-in investment$869,611

Gross yield (asking)

19.4%

True gross yield (all-in)

17.0%

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.

$6.4M$4.8M$3.2M$1.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $699K
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 9: 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
$850K
+22%
Rental Income
+$369K
Total Position
$1.2M
+74%
11.8%/yr
Year 10
Capital Value
$1.0M
+48%
Rental Income
+$796K
Total Position
$1.8M
+162%
10.1%/yr
Year 20
Capital Value
$1.5M
+119%
Rental Income
+$1.9M
Total Position
$3.4M
+386%
8.2%/yr
Year 30
Capital Value
$2.3M
+224%
Rental Income
+$3.3M
Total Position
$5.6M
+697%
7.2%/yr

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
9.9% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Strong
$712 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Strong
1278 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 9.9% — outperforms most villas in this market
Premium nightly rate of $712 — positioned in the top tier
Generous 1278 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 52% — 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

32% occ.
8.2%
$5,209/mo
42% occ.
10.8%
$6,858/mo
52% occ.
13.4%
$8,507/mo
current
62% occ.
16.0%
$10,155/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.