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

Penthouse in São Clemente, Loulé

Loulé/Vilamoura · Golden Triangle ·

€435,000

Asking Price (EUR)

1.9%

True Net Yield (Owner, all-in)

1.0%

True Net Yield (Managed, all-in)

3.1%

True Gross Yield

31%

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: €15,642/yr
Average Daily Rate: €139
+10.0% vs area baselineModern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 104.4 years
5-yr Capital Value: €504,284
10-yr Capital Value: €584,604
Brixfox Score: 51 / 100
Comparable Properties: 16
Data Confidence: 92%
Search Radius: 2 km

True Investment Cost

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

€502,810

+15.6% over asking

Asking price€435,000
IMT — Property transfer tax (investment schedule)€22,630
IS — Stamp duty (0.8%)€3,480
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,525
Total acquisition costs€33,885
Renovation (est. €55/m² × 165 m²)
Light touch-ups — paint, fixtures, deep clean.		€9,075
(€4,950–€13,200)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€24,850
All-in investment (incl. renovation & furnishing)€502,810

Gross yield (asking price)

3.6%

True gross yield (all-in)

3.1%

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: 2
Bathrooms: 2
Building: 165 m²
Style: contemporary
Condition: good
Year Built: 1988
Energy Certificate: E
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

rooftop terracesolar panelspanoramic city view

Score Breakdown

ROI
3.84
Visual Appeal
13.4
Ownership Security
13
Location
8.4
Land & Space
5.3
Rental Demand
3.09
Payback Speed
0
STR Suitability
4

Description

With a net area of 102.30m2 + 157.95m2, this charming two-bedroom penthouse apartment, located in the sought-after area of Loulé, offers a bright and inviting living space with a clean, modern aesthetic. The open-plan lounge is filled with natural light, featuring neutral tones and tasteful furnishings that create a ca

Location

📍 37.1389°N, 8.0209°W

· Loulé/Vilamoura, Algarve, Portugal

View on XP | Chestertons →Also on Idealista.pt
Penthouse in São Clemente, Loulé
Idealista.pt
Source verified

Penthouse in São Clemente, Loulé

Loulé/Vilamoura · Golden Triangle · Freehold · Ref BF-9718
Ownership
Freehold
Bedrooms
2
Bathrooms
2
Built area
165 m²
True net yield
1.0%
≈ $1,083/mo net after costs & tax
Brixfox Score 51 · C+

Property details

Year built: 1988
Energy: E
Condition: good

Description

With a net area of 102.30m2 + 157.95m2, this charming two-bedroom penthouse apartment, located in the sought-after area of Loulé, offers a bright and inviting living space with a clean, modern aesthetic. The open-plan lounge is filled with natural light, featuring neutral tones and tasteful furnishings that create a ca

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)
$200/night
50% ($92)Brixfox estimate($200/night)200% ($368)
Occupancy
31%
10%Brixfox estimate(31%)100%

Short-Term Rental

Yearly income
$10,834
Airbnb data$200/night · 31% occupancy
Rental income
$200/night · 31% occ.
$20,835
Running costs (20%)
Utilities, cleaning, maintenance
-$4,167
Income tax (10%)
Indonesian rental income tax
-$5,834
Property tax
Annual property tax
-$0
Net income
2.3% ROI
$10,834

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

1.0%

on all-in cost of $528,757

Scenario
Pre-tax
After-tax
Owner-managed
2.5%
2.1%
Fully-managed
1.3%
1.0%
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

3.9%

Annual Revenue

$20,835

Income Tax / yr

$1,823

Payback

—

True All-In Cost
Asking price$472,826
IMT — transfer tax (non-resident 7.5%)$35,462
Stamp duty (0.8%)$3,783
Notary + registry$2,174
Legal$5,816
Furnishing + STR launch$8,696
All-in cost$528,757

Growth & Exit Strategy

How your investment grows over time

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

$2.2M$1.6M$1.1M$542K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $435K
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 29: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$529K
+22%
Rental Income
+$53K
Total Position
$582K
+34%
6.0%/yr
Year 10
Capital Value
$644K
+48%
Rental Income
+$114K
Total Position
$758K
+74%
5.7%/yr
Year 20
Capital Value
$953K
+119%
Rental Income
+$268K
Total Position
$1.2M
+181%
5.3%/yr
Year 30
Capital Value
$1.4M
+224%
Rental Income
+$474K
Total Position
$1.9M
+333%
5.0%/yr

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.3% annual return
Occupancy
Weak
31% average occupancy
Nightly Rate
Good
$184 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.3% 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.
3.2%
$1,276/mo
current
40% occ.
4.3%
$1,701/mo
31% occ.
3.3%
$1,313/mo
current
41% occ.
4.4%
$1,738/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
$472,826
1.0%
Net yield
View original listing
Source verified · Idealista.pt · listed 2 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.