Detached house in Estrada do Poço de Pau, São Clemente, Loulé
Detached house in Estrada do Poço de Pau, São Clemente, Loulé — image 2Detached house in Estrada do Poço de Pau, São Clemente, Loulé — image 3Detached house in Estrada do Poço de Pau, São Clemente, Loulé — image 4Detached house in Estrada do Poço de Pau, São Clemente, Loulé — image 5
Grade B+villaluxury

Detached house in Estrada do Poço de Pau, São Clemente, Loulé

Loulé/Vilamoura · Golden Triangle ·

€1.3M

Asking Price (EUR)

3.6%

True Net Yield (Owner, all-in)

2.5%

True Net Yield (Managed, all-in)

5.5%

True Gross Yield

49%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 months ago and is currently at 16% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.75, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €77,716/yr
Average Daily Rate: €437
+14.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), No pool (-12%), Luxury finish (+8%)
Payback Period: 20.0 years
5-yr Capital Value: €1.6M
10-yr Capital Value: €2.0M
Brixfox Score: 73.8 / 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.

€1.4M

+14.0% over asking

Asking price€1.3M
IMT — Property transfer tax (investment schedule)€93,750
IS — Stamp duty (0.8%)€10,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€18,750
Total acquisition costs€123,750
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€50,800
All-in investment (incl. renovation & furnishing)€1.4M

Gross yield (asking price)

6.2%

True gross yield (all-in)

5.5%

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
Bathrooms: 4
Building: 205 m²
Land: 1362 m²
Style: modern
Condition: excellent
Energy Certificate: A

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large glass facadeflat roof architectureminimalist white exterior

Score Breakdown

ROI
15.48
Visual Appeal
15
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
4.88
Payback Speed
2
STR Suitability
3

Description

New 3 bedroom villa, for sale in Sítio dos Quartos in Loulé, with 205m2 of total area and land of 1326m2. This new single storey villa, with modern lines, has 3 bedrooms, all en suite, with wardrobe, air conditioning and underfloor heating and also a bathroom to support the social area of the house. This area is divid

Location

📍 37.1088°N, 8.0339°W

· Loulé/Vilamoura, Algarve, Portugal

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Idealista.pt
Loulé/Vilamoura / Golden Triangle

Detached house in Estrada do Poço de Pau, São Clemente, Loulé

Inventory
3 Beds
Bathrooms
4 Baths
Built Area
205 m²
Land Plot
1362 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 4.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score74
GradeB+
Brixfox Intelligence
74B+Strong
Score Breakdown
ROI & Yield81%
Capital Growth78%
Risk Profile75%
Market Demand74%

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
+10.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$384K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.1%
$4,698/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
24.1 yr
Rental only

Property details

Energy: A
Condition: excellent

Description

New 3 bedroom villa, for sale in Sítio dos Quartos in Loulé, with 205m2 of total area and land of 1326m2. This new single storey villa, with modern lines, has 3 bedrooms, all en suite, with wardrobe, air conditioning and underfloor heating and also a bathroom to support the social area of the house. This area is divid

Income Breakdown

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Nightly Rate (ADR)
$635/night
50% ($292)Brixfox estimate($635/night)200% ($1168)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$56,379
Airbnb data$635/night · 49% occupancy
Rental income
$635/night · 49% occ.
$112,995
Running costs (20%)
Utilities, cleaning, maintenance
-$22,599
Income tax (10%)
Indonesian rental income tax
-$31,638
Property tax
Annual property tax
-$2,378
Net income
4.1% ROI
$56,379

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$1,358,696
IMT (transfer tax, investment schedule)$101,902
Imposto de Selo (stamp duty)$10,870
Notary & registration$1,359
Legal / due diligence$20,380
Total acquisition costs$134,511
RenovationMove-in ready
Furnishing & STR launch
3bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$53,043
All-in investment$1,546,250

Gross yield (asking)

8.3%

True gross yield (all-in)

7.3%

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.

$7.5M$5.6M$3.8M$1.9M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.3M
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 19: 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
$1.5M
+22%
Rental Income
+$275K
Total Position
$1.8M
+44%
7.5%/yr
Year 10
Capital Value
$1.9M
+48%
Rental Income
+$595K
Total Position
$2.4M
+96%
6.9%/yr
Year 20
Capital Value
$2.7M
+119%
Rental Income
+$1.4M
Total Position
$4.1M
+231%
6.2%/yr
Year 30
Capital Value
$4.1M
+224%
Rental Income
+$2.5M
Total Position
$6.5M
+422%
5.7%/yr

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.1% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Strong
$584 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
1362 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $584 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 1362 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.1% 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.
3.4%
$3,857/mo
40% occ.
4.6%
$5,209/mo
49% occ.
5.6%
$6,393/mo
current
59% occ.
6.8%
$7,745/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.