Detached house in Em521-1, Areeiro - Vale Formoso, São Clemente
Detached house in Em521-1, Areeiro - Vale Formoso, São Clemente — image 2Detached house in Em521-1, Areeiro - Vale Formoso, São Clemente — image 3Detached house in Em521-1, Areeiro - Vale Formoso, São Clemente — image 4Detached house in Em521-1, Areeiro - Vale Formoso, São Clemente — image 5
Grade B+villaluxury

Detached house in Em521-1, Areeiro - Vale Formoso, São Clemente

Loulé/Vilamoura · Golden Triangle ·

€1.7M

Asking Price (EUR)

3.4%

True Net Yield (Owner, all-in)

2.3%

True Net Yield (Managed, all-in)

5.2%

True Gross Yield

38%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €99,525/yr
Average Daily Rate: €712
+33.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 21.0 years
5-yr Capital Value: €2.2M
10-yr Capital Value: €2.7M
Brixfox Score: 69.6 / 100
Comparable Properties: 6
Data Confidence: 69%
Search Radius: 3 km

True Investment Cost

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

€1.9M

+13.5% over asking

Asking price€1.7M
IMT — Property transfer tax (investment schedule)€127,125
IS — Stamp duty (0.8%)€13,560
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€25,425
Total acquisition costs€167,360
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)€1.9M

Gross yield (asking price)

5.9%

True gross yield (all-in)

5.2%

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: 4
Building: 354 m²
Land: 820 m²
Style: contemporary
Condition: excellent
Year Built: 2011
Energy Certificate: B-
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

private pool with sun loungersmodern kitchen with integrated appliancesspacious living area with fireplacewell-maintained garden

Score Breakdown

ROI
15.1
Visual Appeal
14.2
Ownership Security
13
Location
8.4
Land & Space
11.09
Rental Demand
3.83
Payback Speed
1
STR Suitability
3

Description

Discover the pinnacle of luxury and privacy in this magnificent detached 4-bedroom villa with a private pool, located within the prestigious The Crest condominium in Almancil. Nestled in the heart of the coveted Golden Triangle of the Algarve, this property offers an unparalleled blend of exclusivity, comfort, and conv

Location

📍 37.1310°N, 8.0230°W

· Loulé/Vilamoura, Algarve, Portugal

View on Kasas e Kasas - Algarve Property Mediação Imobiliária, Lda →Also on Idealista.pt
Idealista.pt
Loulé/Vilamoura / Golden Triangle

Detached house in Em521-1, Areeiro - Vale Formoso, São Clemente

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
354 m²
Land Plot
820 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 3.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score70
GradeB+
Brixfox Intelligence
70B+Strong
Score Breakdown
ROI & Yield77%
Capital Growth74%
Risk Profile72%
Market Demand70%

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
+10.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$520K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.9%
$6,040/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
25.4 yr
Rental only

Property details

Year built: 2011
Energy: B-
Condition: excellent

Description

Discover the pinnacle of luxury and privacy in this magnificent detached 4-bedroom villa with a private pool, located within the prestigious The Crest condominium in Almancil. Nestled in the heart of the coveted Golden Triangle of the Algarve, this property offers an unparalleled blend of exclusivity, comfort, and conv

Income Breakdown

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Nightly Rate (ADR)
$1,042/night
50% ($479)Brixfox estimate($1,042/night)200% ($1917)
Occupancy
38%
10%Brixfox estimate(38%)100%

Short-Term Rental

Yearly income
$72,478
Airbnb data$1,042/night · 38% occupancy
Rental income
$1,042/night · 38% occ.
$145,582
Running costs (20%)
Utilities, cleaning, maintenance
-$29,116
Income tax (10%)
Indonesian rental income tax
-$40,763
Property tax
Annual property tax
-$3,224
Net income
3.9% ROI
$72,478

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$1,842,391
IMT (transfer tax, investment schedule)$138,179
Imposto de Selo (stamp duty)$14,739
Notary & registration$1,359
Legal / due diligence$27,636
Total acquisition costs$181,913
RenovationMove-in ready
Furnishing & STR launch
4bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$65,380
All-in investment$2,089,685

Gross yield (asking)

7.9%

True gross yield (all-in)

7.0%

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.

$10.0M$7.5M$5.0M$2.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.7M
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 20: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.1M
+22%
Rental Income
+$354K
Total Position
$2.4M
+43%
7.3%/yr
Year 10
Capital Value
$2.5M
+48%
Rental Income
+$764K
Total Position
$3.3M
+93%
6.8%/yr
Year 20
Capital Value
$3.7M
+119%
Rental Income
+$1.8M
Total Position
$5.5M
+225%
6.1%/yr
Year 30
Capital Value
$5.5M
+224%
Rental Income
+$3.2M
Total Position
$8.7M
+411%
5.6%/yr

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.9% annual return
Occupancy
Weak
38% average occupancy
Nightly Rate
Strong
$959 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
820 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $959 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 820 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.9% is near 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.
4.2%
$6,387/mo
40% occ.
5.6%
$8,606/mo
38% occ.
5.4%
$8,225/mo
current
48% occ.
6.8%
$10,443/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.