T3 flat in São Clemente, Loulé
T3 flat in São Clemente, Loulé — image 2T3 flat in São Clemente, Loulé — image 3T3 flat in São Clemente, Loulé — image 4T3 flat in São Clemente, Loulé — image 5
Grade C+apartmentmid-range

T3 flat in São Clemente, Loulé

Loulé/Vilamoura · Golden Triangle ·

€390,000

Asking Price (EUR)

2.6%

True Net Yield (Owner, all-in)

1.5%

True Net Yield (Managed, all-in)

3.9%

True Gross Yield

28%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.2 months ago and is currently at 19% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.76, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €17,625/yr
Average Daily Rate: €170
-3.0% vs area baselineImage quality 6/10 (-3%), Modern/contemporary style (+12%), No pool (-12%)
Payback Period: 67.8 years
5-yr Capital Value: €452,117
10-yr Capital Value: €524,127
Brixfox Score: 46.9 / 100
Comparable Properties: 7
Data Confidence: 79%
Search Radius: 2 km

True Investment Cost

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

€454,950

+16.7% over asking

Asking price€390,000
IMT — Property transfer tax (investment schedule)€19,030
IS — Stamp duty (0.8%)€3,120
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,850
Total acquisition costs€29,250
Renovation (est. €55/m² × 100 m²)
Light touch-ups — paint, fixtures, deep clean.		€5,500
(€3,000–€8,000)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€30,200
All-in investment (incl. renovation & furnishing)€454,950

Gross yield (asking price)

4.5%

True gross yield (all-in)

3.9%

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: 100 m²
Style: contemporary
Condition: good
Year Built: 2008
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

decorative wall panel with circular cutoutsmodern ceiling light fixture

Score Breakdown

ROI
5.88
Visual Appeal
8.8
Ownership Security
13
Location
8.4
Land & Space
4
Rental Demand
2.84
Payback Speed
0
STR Suitability
4

Description

We present an excellent opportunity in the heart of Loulé. This 3-bedroom apartment, located on the ground floor of a building with two elevators, stands out for the excellent construction and conservation qualities of the building as a whole, and the apartment in particular, for its very quiet residential environment

Location

📍 37.1333°N, 8.0155°W

· Loulé/Vilamoura, Algarve, Portugal

View on ERA Faro →Also on Idealista.pt
T3 flat in São Clemente, Loulé
Idealista.pt
Source verified

T3 flat in São Clemente, Loulé

Loulé/Vilamoura · Golden Triangle · Freehold · Ref BF-9699
Ownership
Freehold
Bedrooms
3
Bathrooms
2
Built area
100 m²
True net yield
1.5%
≈ $1,312/mo net after costs & tax
Brixfox Score 47 · C+

Property details

Year built: 2008
Energy: D
Condition: good

Description

We present an excellent opportunity in the heart of Loulé. This 3-bedroom apartment, located on the ground floor of a building with two elevators, stands out for the excellent construction and conservation qualities of the building as a whole, and the apartment in particular, for its very quiet residential environment

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$245/night
50% ($113)Brixfox estimate($245/night)200% ($450)
Occupancy
28%
10%Brixfox estimate(28%)100%

Short-Term Rental

Yearly income
$12,208
Airbnb data$245/night · 28% occupancy
Rental income
$245/night · 28% occ.
$23,476
Running costs (20%)
Utilities, cleaning, maintenance
-$4,695
Income tax (10%)
Indonesian rental income tax
-$6,573
Property tax
Annual property tax
-$0
Net income
2.9% ROI
$12,208

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

Airbnb Comp Analysis

No nearby Airbnb listings found

Investment Returns

After-tax net yield · all-in cost basis

Exact location

Net Yield · Fully-Managed · After Tax

1.5%

on all-in cost of $475,182

Scenario
Pre-tax
After-tax
Owner-managed
3.3%
2.9%
Fully-managed
1.9%
1.5%
After-tax nets ~28% non-resident IRS on AL income (simplified regime). Yields are on the all-in acquisition cost, not the asking price.

Gross Yield

4.9%

Annual Revenue

$23,476

Income Tax / yr

$2,054

Payback

68 yrs

True All-In Cost
Asking price$423,913
IMT — transfer tax (non-resident 7.5%)$31,793
Stamp duty (0.8%)$3,391
Notary + registry$2,174
Legal$5,214
Furnishing + STR launch$8,696
All-in cost$475,182

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Loulé/Vilamoura.

$2.1M$1.6M$1.0M$517K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $390K
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 25: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$474K
+22%
Rental Income
+$60K
Total Position
$534K
+37%
6.5%/yr
Year 10
Capital Value
$577K
+48%
Rental Income
+$129K
Total Position
$706K
+81%
6.1%/yr
Year 20
Capital Value
$855K
+119%
Rental Income
+$302K
Total Position
$1.2M
+196%
5.6%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$534K
Total Position
$1.8M
+361%
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
2.9% annual return
Occupancy
Weak
28% average occupancy
Nightly Rate
Strong
$225 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

Premium nightly rate of $225 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.9% 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.
4.4%
$1,563/mo
40% occ.
5.9%
$2,084/mo
28% occ.
4.2%
$1,479/mo
current
38% occ.
5.7%
$2,000/mo

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Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Market factors in Portugal may impact actual yields.

Asking price · Freehold
$423,913
1.5%
Net yield
View original listing
Source verified · Idealista.pt · listed 2 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.