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 ·

€995,000

Asking Price (EUR)

2.9%

True Net Yield (Owner, all-in)

1.9%

True Net Yield (Managed, all-in)

4.2%

True Gross Yield

47%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 3.2 months ago and is currently at 27% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.78, occupancy cap 68%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €47,767/yr
Average Daily Rate: €276
+18.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 54.9 years
5-yr Capital Value: €1.2M
10-yr Capital Value: €1.3M
Brixfox Score: 63.6 / 100
Comparable Properties: 5
Data Confidence: 71%
Search Radius: 3 km

True Investment Cost

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

€1.1M

+13.7% over asking

Asking price€995,000
IMT — Property transfer tax (investment schedule)€59,700
IS — Stamp duty (0.8%)€7,960
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€14,925
Total acquisition costs€83,835
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)€1.1M

Gross yield (asking price)

4.8%

True gross yield (all-in)

4.2%

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: 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
7.28
Visual Appeal
14.2
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
4.74
Payback Speed
0
STR Suitability
4

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

Visit XP | Chestertons →Listed via Idealista.pt
4-bedroom freehold villa in Loulé/Vilamoura — photo 1 of 5
XP | Chestertons
4-bedroom freehold villa in Loulé/Vilamoura — photo 2 of 5
4-bedroom freehold villa in Loulé/Vilamoura — photo 3 of 5
4-bedroom freehold villa in Loulé/Vilamoura — photo 4 of 5
4-bedroom freehold villa in Loulé/Vilamoura — photo 5 of 5

Detached house in Areeiro - Vale Formoso, São Clemente

Loulé/Vilamoura · Golden Triangle · Ref BF-8024 Source verified · XP | Chestertons · listed 2 Jun 2026
Asking price · Freehold
$1,081,522
Inquire — direct to agent
Ownership
Freehold
Bedrooms
4
Bathrooms
4
Built area
220 m²
Land
7863 m²
Brixfox Score 64 · BFinancial analysis ↓

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

Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Fully managed is the Brixfox Standard shown on every card: a full-service manager whose commission includes the OTA/channel listing (not the cleaning cost — changeovers are funded by guest cleaning fees; you bear the residual). Self-managed drops the commission but pays the OTA host fee directly — and your own time.
Net yieldNet operating income ÷ all-in investment. After local operating taxes; before home-country personal tax and financing costs. Modelled from observed market performance of comparable Airbnb listings.
—
Awaiting comparable data
Gross yield · all-in basis
—
Before tax in your home country and financing costs. Estimates, not financial advice.

Revenue assumptions

Derived from the comparable Airbnb listings below. ADR reflects asking prices, not booked rates; occupancy comes from observed calendar availability.
Expected ADR
—
Asking-price basis
Expected occupancy
—
Projected annual revenue
—
ADR × occupancy × 365
Comp data observed in USD · converted at €0.92/$
Seasonal occupancy pattern
Peak Aug +45% · Low Jan -30%
J
F
M
A
M
J
J
A
S
O
N
D
Modelled monthly index (relative to the annual average) — replaced by measured per-market indices as calendar history matures.

Investment basis

The true all-in acquisition cost — asking price plus purchase costs, renovation and furnishing. Every yield on this page is computed against this total, not the asking price.
Adjust the figures to your deal — yields recalculate live.
Purchase price· asking
€
Acquisition costs· 8.4% of price, auto-calculated
$91,125
IMT (transfer tax, investment schedule)$64,891
Imposto de Selo (stamp duty)$8,652
Notary & registration$1,359
Legal fees$16,223
Renovation budget· Light touch-ups — paint, fixtures, deep clean.
€
Furniture & STR launch· default ≈ $10,340/bedroom
€
All-in investment
$1,227,158
+13.5% over asking

Total return estimate

OptionalNet yield plus an appreciation assumption you choose. Appreciation is a forward-looking assumption, not data — which is why it defaults to 0% and is kept out of the yield figures above.
Annual appreciation assumption0%
0%5.5% · Loulé/Vilamoura 5-yr avg — historical, not a forecast8%
Indicative total return
—/yr
— + 0% appreciation
Appreciation assumptions are illustrative only. Past regional price growth does not predict future performance; local supply, regulation and currency moves can materially change outcomes. Not financial advice.

Where it sits — and the comps around it

The Airbnb listings behind the market evidence above, on the map. When our photo-matching identifies this exact property on Airbnb, its live listing appears below.

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

Loading Map...

Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Weak
3.0% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Strong
$354 per night
Visual Appeal
Strong
8/10 visual appeal
Size & Space
Strong
7863 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Prime location in Golden Triangle — high tourist traffic
Premium nightly rate of $354 — positioned in the top tier
Stunning visuals (8/10) — commands premium nightly rates

Watch Out

Yield of 3.0% is below the market average — model your cashflow carefully
Occupancy at 47% — factor in seasonal gaps

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
2.0%
$1,824/mo
40% occ.
2.7%
$2,432/mo
47% occ.
3.2%
$2,884/mo
current
57% occ.
3.9%
$3,492/mo
Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. A vetted local management partner is already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

Vetted by Brixfox 8+ yrs operating 110+ properties managed ~2h guest response

Atlantic Stays Management

Vetted

Alojamento Local management, Lisbon to the Algarve

22%
Management fee
of rental revenue — already in your Managed figures

End-to-end AL management for international owners. We handle the licence, the platforms and the guests so your second home pays for itself.

What the fee covers

  • Listing setup & optimisation (Airbnb, Booking.com, VRBO)
  • Dynamic pricing & revenue management
  • 24/7 multilingual guest communication
  • Guided check-in / check-out & key handling
  • Professional cleaning, laundry & restocking
  • Maintenance & repairs coordination
  • Monthly owner statements & payouts
  • Guest screening & damage protection
  • Alojamento Local (AL) licence handling & renewals
  • SEF/AIMA guest registration & tourist-tax filing
Visit Atlantic Stays Management

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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.