Detached house in Areeiro - Vale Formoso, São Clemente
Detached house in Areeiro - Vale Formoso, São Clemente — image 2Detached house in Areeiro - Vale Formoso, São Clemente — image 3Detached house in Areeiro - Vale Formoso, São Clemente — image 4Detached house in Areeiro - Vale Formoso, São Clemente — image 5
Grade Bvillamid-range

Detached house in Areeiro - Vale Formoso, São Clemente

Loulé/Vilamoura · Golden Triangle ·

€1.1M

Asking Price (EUR)

0.9%

True Net Yield (Owner, all-in)

0.6%

True Net Yield (Managed, all-in)

1.4%

True Gross Yield

23%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.6 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: €16,117/yr
Average Daily Rate: €190
+18.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 80.2 years
5-yr Capital Value: €1.4M
10-yr Capital Value: €1.7M
Brixfox Score: 61.7 / 100
Comparable Properties: 6
Data Confidence: 67%
Search Radius: 4 km

True Investment Cost

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

€1.2M

+13.4% over asking

Asking price€1.1M
IMT — Property transfer tax (investment schedule)€63,000
IS — Stamp duty (0.8%)€8,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€15,750
Total acquisition costs€88,400
Renovation (est. €55/m² × 220 m²)
Light touch-ups — paint, fixtures, deep clean.		€12,100
(€6,600–€17,600)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€40,050
All-in investment (incl. renovation & furnishing)€1.2M

Gross yield (asking price)

1.5%

True gross yield (all-in)

1.4%

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: 4
Bathrooms: 4
Building: 220 m²
Land: 7863 m²
Style: portuguese-traditional
Condition: good
Year Built: 1951
Energy Certificate: B-
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional white architecturelarge private poolmature palm treesterraced outdoor living space

Score Breakdown

ROI
8.81
Visual Appeal
14.2
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
2.33
Payback Speed
0
STR Suitability
3

Description

This beautifully refurbished quinta combines the best of contemporary living with traditional charm. The property retains its authentic character, including thick walls, classic stone-framed facades, and traditional Santa Catarina tiles. A fantastic rental opportunity, the main house offers three bedrooms, while the an

Location

📍 37.1310°N, 8.0230°W

· Loulé/Vilamoura, Algarve, Portugal

View on XP | Chestertons →Also on Idealista.pt
Idealista.pt
Loulé/Vilamoura / Golden Triangle

Detached house in Areeiro - Vale Formoso, São Clemente

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
220 m²
Land Plot
7863 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 0.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score62
GradeB
Brixfox Intelligence
62BStrong
Score Breakdown
ROI & Yield68%
Capital Growth65%
Risk Profile64%
Market Demand62%

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
+7.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$322K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
0.9%
$858/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
—
Rental only

Property details

Year built: 1951
Energy: B-
Condition: good

Description

This beautifully refurbished quinta combines the best of contemporary living with traditional charm. The property retains its authentic character, including thick walls, classic stone-framed facades, and traditional Santa Catarina tiles. A fantastic rental opportunity, the main house offers three bedrooms, while the an

Income Breakdown

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Nightly Rate (ADR)
$279/night
50% ($128)Brixfox estimate($279/night)200% ($512)
Occupancy
23%
10%Brixfox estimate(23%)100%

Short-Term Rental

Yearly income
$10,301
Airbnb data$279/night · 23% occupancy
Rental income
$279/night · 23% occ.
$23,650
Running costs (20%)
Utilities, cleaning, maintenance
-$4,730
Income tax (10%)
Indonesian rental income tax
-$6,622
Property tax
Annual property tax
-$1,997
Net income
0.9% ROI
$10,301

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$1,141,304
IMT (transfer tax, investment schedule)$68,478
Imposto de Selo (stamp duty)$9,130
Notary & registration$1,359
Legal / due diligence$17,120
Total acquisition costs$96,087
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$13,152
($7,174–$19,130)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$41,359
All-in investment$1,291,902

Gross yield (asking)

2.1%

True gross yield (all-in)

1.8%

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.

$4.4M$3.3M$2.2M$1.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $1.1M
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 16: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.3M
+22%
Rental Income
+$50K
Total Position
$1.3M
+26%
4.8%/yr
Year 10
Capital Value
$1.6M
+48%
Rental Income
+$109K
Total Position
$1.7M
+58%
4.7%/yr
Year 20
Capital Value
$2.3M
+119%
Rental Income
+$255K
Total Position
$2.6M
+143%
4.5%/yr
Year 30
Capital Value
$3.4M
+224%
Rental Income
+$451K
Total Position
$3.9M
+267%
4.4%/yr

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
0.9% annual return
Occupancy
Weak
23% average occupancy
Nightly Rate
Strong
$256 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
7863 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $256 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 7863 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 0.9% 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.
1.7%
$1,613/mo
40% occ.
2.3%
$2,206/mo
23% occ.
1.3%
$1,213/mo
current
33% occ.
1.9%
$1,806/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.