Detached house in Sitio dos Quartos, Areeiro - Vale Formoso, São Clemente
Detached house in Sitio dos Quartos, Areeiro - Vale Formoso, São Clemente — image 2Detached house in Sitio dos Quartos, Areeiro - Vale Formoso, São Clemente — image 3Detached house in Sitio dos Quartos, Areeiro - Vale Formoso, São Clemente — image 4Detached house in Sitio dos Quartos, Areeiro - Vale Formoso, São Clemente — image 5
Grade Bvillaluxury

Detached house in Sitio dos Quartos, Areeiro - Vale Formoso, São Clemente

Loulé/Vilamoura · Golden Triangle ·

€3.5M

Asking Price (EUR)

0.2%

True Net Yield (Owner, all-in)

0.1%

True Net Yield (Managed, all-in)

0.3%

True Gross Yield

20%

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: €9,836/yr
Average Daily Rate: €137
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 438.4 years
5-yr Capital Value: €4.5M
10-yr Capital Value: €5.5M
Brixfox Score: 61.3 / 100
Comparable Properties: 4
Data Confidence: 59%
Search Radius: 3 km

True Investment Cost

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

€3.9M

+11.6% over asking

Asking price€3.5M
IMT — Property transfer tax (investment schedule)€258,750
IS — Stamp duty (0.8%)€27,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€51,750
Total acquisition costs€339,350
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€62,150
All-in investment (incl. renovation & furnishing)€3.9M

Gross yield (asking price)

0.3%

True gross yield (all-in)

0.3%

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: 6
Building: 319 m²
Land: 2141 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

multi-level terracesfloor-to-ceiling glass doorswooden slat accentsinfinity-edge poolstone facade elements

Score Breakdown

ROI
7.3
Visual Appeal
15.6
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
1.97
Payback Speed
0
STR Suitability
3

Description

Set in a private and tranquil location, this villa offers refined living with bright interiors and exceptionally designed spaces. The main floor features an open-plan kitchen, dining and living area that opens to the terrace, creating the perfect setting for indoor-outdoor living.  Four en suite bedrooms, distributed a

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 Sitio dos Quartos, Areeiro - Vale Formoso, São Clemente

Inventory
4 Beds
Bathrooms
6 Baths
Built Area
319 m²
Land Plot
2141 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 0.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score61
GradeB
Brixfox Intelligence
61BStrong
Score Breakdown
ROI & Yield67%
Capital Growth64%
Risk Profile63%
Market Demand61%

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
+6.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$1.1M in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
0.0%
$69/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
—
Rental only

Property details

Energy: A
Condition: new-build

Description

Set in a private and tranquil location, this villa offers refined living with bright interiors and exceptionally designed spaces. The main floor features an open-plan kitchen, dining and living area that opens to the terrace, creating the perfect setting for indoor-outdoor living.  Four en suite bedrooms, distributed a

Income Breakdown

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Customize your projections
Nightly Rate (ADR)
$197/night
50% ($91)Brixfox estimate($197/night)200% ($363)
Occupancy
20%
10%Brixfox estimate(20%)100%

Short-Term Rental

Yearly income
$829
Airbnb data$197/night · 20% occupancy
Rental income
$197/night · 20% occ.
$14,214
Running costs (20%)
Utilities, cleaning, maintenance
-$2,843
Income tax (10%)
Indonesian rental income tax
-$3,980
Property tax
Annual property tax
-$6,563
Net income
0.0% ROI
$829

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$3,750,000
IMT (transfer tax, investment schedule)$281,250
Imposto de Selo (stamp duty)$30,000
Notary & registration$1,359
Legal / due diligence$56,250
Total acquisition costs$368,859
RenovationMove-in ready
Furnishing & STR launch
4bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$65,380
All-in investment$4,184,239

Gross yield (asking)

0.4%

True gross yield (all-in)

0.3%

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.

$13.9M$10.4M$6.9M$3.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $3.5M
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 18: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$4.2M
+22%
Rental Income
+$4K
Total Position
$4.2M
+22%
4.0%/yr
Year 10
Capital Value
$5.1M
+48%
Rental Income
+$9K
Total Position
$5.1M
+48%
4.0%/yr
Year 20
Capital Value
$7.6M
+119%
Rental Income
+$20K
Total Position
$7.6M
+120%
4.0%/yr
Year 30
Capital Value
$11.2M
+224%
Rental Income
+$36K
Total Position
$11.2M
+225%
4.0%/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
0.0% annual return
Occupancy
Weak
20% average occupancy
Nightly Rate
Good
$182 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
2141 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 2141 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 0.0% 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.
0.2%
$714/mo
40% occ.
0.4%
$1,134/mo
20% occ.
0.1%
$282/mo
current
30% occ.
0.2%
$702/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.