T3 flat in Bairro Municipal, 32, São Clemente, Loulé
Grade B+apartmentmid-range

T3 flat in Bairro Municipal, 32, São Clemente, Loulé

Loulé/Vilamoura · Golden Triangle ·

€325,000

Asking Price (EUR)

5.4%

True Net Yield (Owner, all-in)

3.8%

True Net Yield (Managed, all-in)

8.4%

True Gross Yield

53%

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: €32,279/yr
Average Daily Rate: €167
Payback Period: 12.7 years
5-yr Capital Value: €427,045
10-yr Capital Value: €519,566
Brixfox Score: 67.3 / 100
Comparable Properties: 5
Data Confidence: 77%
Search Radius: 2 km

True Investment Cost

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

€385,015

+18.5% over asking

Asking price€325,000
IMT — Property transfer tax (investment schedule)€13,830
IS — Stamp duty (0.8%)€2,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,875
Total acquisition costs€22,555
Renovation (est. €55/m² × 132 m²)
Light touch-ups — paint, fixtures, deep clean.		€7,260
(€3,960–€10,560)
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)€385,015

Gross yield (asking price)

9.9%

True gross yield (all-in)

8.4%

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
Building: 132 m²
Style: dated
Condition: good
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

ornate chandeliertraditional dark wood cabinetry

Score Breakdown

ROI
19.95
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
4.64
Rental Demand
5.28
Payback Speed
3
STR Suitability
3

Description

Flat for Sale in the Heart of Loulé Discover your new home in this charming flat located in the heart of Loulé. With a gross floor area of 132 m² and a net floor area of 119 m², this property offers three spacious bedrooms and two bathrooms, ideal for families or those seeking comfort and convenience. The dining room

Location

📍 37.1310°N, 8.0230°W

· Loulé/Vilamoura, Algarve, Portugal

View on Montra Digital →Also on Idealista.pt
T3 flat in Bairro Municipal, 32, São Clemente, Loulé
Idealista.pt
Source verified

T3 flat in Bairro Municipal, 32, São Clemente, Loulé

Loulé/Vilamoura · Golden Triangle · Freehold · Ref BF-3188
Ownership
Freehold
Bedrooms
3
Built area
132 m²
True net yield
12.2%
≈ $2,513/mo net after costs & tax
Brixfox Score 67 · B+

Property details

Condition: good

Description

Flat for Sale in the Heart of Loulé Discover your new home in this charming flat located in the heart of Loulé. With a gross floor area of 132 m² and a net floor area of 119 m², this property offers three spacious bedrooms and two bathrooms, ideal for families or those seeking comfort and convenience. The dining room

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)
$241/night
50% ($111)Brixfox estimate($241/night)200% ($443)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Yearly income
$24,126
Airbnb data$241/night · 53% occupancy
Rental income
$241/night · 53% occ.
$46,396
Running costs (20%)
Utilities, cleaning, maintenance
-$9,279
Income tax (10%)
Indonesian rental income tax
-$12,991
Property tax
Annual property tax
-$0
Net income
6.8% ROI
$24,126

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

Area estimate

Net Yield · Area Estimate

—

Based on area comps — this property's exact location is unconfirmed

Scenario
Pre-tax
After-tax
Owner-managed
7.9%
—
Fully-managed
7.9%
—
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

12.2%

Annual Revenue

$46,396

Income Tax / yr

—

Payback

13 yrs

Growth & Exit Strategy

How your investment grows over time

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

$2.4M$1.8M$1.2M$607K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $325K
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 13: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$395K
+22%
Rental Income
+$118K
Total Position
$513K
+58%
9.6%/yr
Year 10
Capital Value
$481K
+48%
Rental Income
+$254K
Total Position
$736K
+126%
8.5%/yr
Year 20
Capital Value
$712K
+119%
Rental Income
+$596K
Total Position
$1.3M
+303%
7.2%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$1.1M
Total Position
$2.1M
+549%
6.4%/yr

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.8% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$221 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $221 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 53% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

33% occ.
5.7%
$1,682/mo
43% occ.
7.5%
$2,194/mo
53% occ.
9.2%
$2,706/mo
current
63% occ.
10.9%
$3,219/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
$353,261
12.2%
Net yield
View original listing
Source verified · Idealista.pt · listed 22 Apr 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.