Terraced house in Urbanização Marcos e Marcos, Santa Catarina - Goncinha, São Clemente
Terraced house in Urbanização Marcos e Marcos, Santa Catarina - Goncinha, São Clemente — image 2Terraced house in Urbanização Marcos e Marcos, Santa Catarina - Goncinha, São Clemente — image 3Terraced house in Urbanização Marcos e Marcos, Santa Catarina - Goncinha, São Clemente — image 4Terraced house in Urbanização Marcos e Marcos, Santa Catarina - Goncinha, São Clemente — image 5
Grade C+villamid-range

Terraced house in Urbanização Marcos e Marcos, Santa Catarina - Goncinha, São Clemente

Loulé/Vilamoura · Golden Triangle ·

€650,000

Asking Price (EUR)

1.0%

True Net Yield (Owner, all-in)

0.7%

True Net Yield (Managed, all-in)

1.6%

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: €11,933/yr
Average Daily Rate: €145
-10.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), No pool (-12%)
Payback Period: 67.1 years
5-yr Capital Value: €854,090
10-yr Capital Value: €1.0M
Brixfox Score: 52.1 / 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.

€757,600

+16.6% over asking

Asking price€650,000
IMT — Property transfer tax (investment schedule)€39,000
IS — Stamp duty (0.8%)€5,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€9,750
Total acquisition costs€55,200
Renovation (est. €55/m² × 270 m²)
Light touch-ups — paint, fixtures, deep clean.		€14,850
(€8,100–€21,600)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€37,550
All-in investment (incl. renovation & furnishing)€757,600

Gross yield (asking price)

1.8%

True gross yield (all-in)

1.6%

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: 3
Building: 270 m²
Land: 357 m²
Style: portuguese-traditional
Condition: good
Year Built: 1985
Energy Certificate: C

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

covered patiosmall garden bed

Score Breakdown

ROI
9.15
Visual Appeal
8.8
Ownership Security
13
Location
8.4
Land & Space
7.47
Rental Demand
2.26
Payback Speed
0
STR Suitability
3

Description

We present this excellent T4 villa located in Vale Formoso, one of the most sought-after residential areas in the Algarve, recognized for its tranquility, privacy, and proximity to beaches, golf courses, and services. With 270 m² of living space set on a 357 m² plot, this property stands out for its generous areas and

Location

📍 37.1310°N, 8.0230°W

· Loulé/Vilamoura, Algarve, Portugal

View on Legacy Group →Also on Idealista.pt
Idealista.pt
Loulé/Vilamoura / Golden Triangle

Terraced house in Urbanização Marcos e Marcos, Santa Catarina - Goncinha, São Clemente

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

Grade C+ investment — short-term rental yields 1.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score52
GradeC+
Brixfox Intelligence
52C+Moderate
Score Breakdown
ROI & Yield57%
Capital Growth55%
Risk Profile54%
Market Demand52%

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
+7.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$200K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.1%
$655/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
89.8 yr
Rental only

Property details

Year built: 1985
Energy: C
Condition: good

Description

We present this excellent T4 villa located in Vale Formoso, one of the most sought-after residential areas in the Algarve, recognized for its tranquility, privacy, and proximity to beaches, golf courses, and services. With 270 m² of living space set on a 357 m² plot, this property stands out for its generous areas and

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$212/night
50% ($98)Brixfox estimate($212/night)200% ($391)
Occupancy
23%
10%Brixfox estimate(23%)100%

Short-Term Rental

Yearly income
$7,866
Airbnb data$212/night · 23% occupancy
Rental income
$212/night · 23% occ.
$17,504
Running costs (20%)
Utilities, cleaning, maintenance
-$3,501
Income tax (10%)
Indonesian rental income tax
-$4,901
Property tax
Annual property tax
-$1,236
Net income
1.1% ROI
$7,866

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$706,522
IMT (transfer tax, investment schedule)$42,391
Imposto de Selo (stamp duty)$5,652
Notary & registration$1,359
Legal / due diligence$10,598
Total acquisition costs$60,000
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$16,141
($8,804–$23,478)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$38,641
All-in investment$821,304

Gross yield (asking)

2.5%

True gross yield (all-in)

2.1%

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.

$2.8M$2.1M$1.4M$705K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $650K
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 15: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$791K
+22%
Rental Income
+$38K
Total Position
$829K
+28%
5.0%/yr
Year 10
Capital Value
$962K
+48%
Rental Income
+$83K
Total Position
$1.0M
+61%
4.9%/yr
Year 20
Capital Value
$1.4M
+119%
Rental Income
+$194K
Total Position
$1.6M
+149%
4.7%/yr
Year 30
Capital Value
$2.1M
+224%
Rental Income
+$344K
Total Position
$2.5M
+277%
4.5%/yr

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
1.1% annual return
Occupancy
Weak
23% average occupancy
Nightly Rate
Good
$195 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Good
357 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.1% 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.
2.1%
$1,254/mo
40% occ.
2.9%
$1,706/mo
23% occ.
1.6%
$918/mo
current
33% occ.
2.3%
$1,371/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.