Semi-detached house in Areeiro - Vale Formoso, São Clemente
Semi-detached house in Areeiro - Vale Formoso, São Clemente — image 2Semi-detached house in Areeiro - Vale Formoso, São Clemente — image 3Semi-detached house in Areeiro - Vale Formoso, São Clemente — image 4Semi-detached house in Areeiro - Vale Formoso, São Clemente — image 5
Grade B+villamid-range

Semi-detached house in Areeiro - Vale Formoso, São Clemente

Loulé/Vilamoura · Golden Triangle ·

€675,000

Asking Price (EUR)

5.7%

True Net Yield (Owner, all-in)

3.9%

True Net Yield (Managed, all-in)

8.7%

True Gross Yield

58%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 months ago and is currently at 17% 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: €66,747/yr
Average Daily Rate: €314
+10.0% vs area baselineModern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 13.1 years
5-yr Capital Value: €917,162
10-yr Capital Value: €1.1M
Brixfox Score: 69.1 / 100
Comparable Properties: 4
Data Confidence: 64%
Search Radius: 3 km

True Investment Cost

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

€764,475

+13.3% over asking

Asking price€675,000
IMT — Property transfer tax (investment schedule)€40,500
IS — Stamp duty (0.8%)€5,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€10,125
Total acquisition costs€57,275
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,200
All-in investment (incl. renovation & furnishing)€764,475

Gross yield (asking price)

9.9%

True gross yield (all-in)

8.7%

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: 2
Building: 119 m²
Land: 202 m²
Style: contemporary
Condition: excellent
Year Built: 2021
Energy Certificate: A
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

window seat with storagecustom built-in bunk bedsfloating shelves

Score Breakdown

ROI
19.55
Visual Appeal
10.8
Ownership Security
13
Location
8.4
Land & Space
5.5
Rental Demand
5.83
Payback Speed
3
STR Suitability
3

Description

This contemporary home combines style, comfort, and practicality, making it perfect for a discerning buyer. Step inside to a bright, spacious living area with all the modern comforts. The open-plan kitchen is fully equipped for culinary adventures, while the elegant bedrooms feature fitted wardrobes for convenience an

Location

📍 37.1310°N, 8.0230°W

· Loulé/Vilamoura, Algarve, Portugal

View on Portugal Property Hub →Also on Idealista.pt
Idealista.pt
Loulé/Vilamoura / Golden Triangle

Semi-detached house in Areeiro - Vale Formoso, São Clemente

Inventory
3 Beds
Bathrooms
2 Baths
Built Area
119 m²
Land Plot
202 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 6.7% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score69
GradeB+
Brixfox Intelligence
69B+Strong
Score Breakdown
ROI & Yield76%
Capital Growth72%
Risk Profile71%
Market Demand69%

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
+12.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$207K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.7%
$4,072/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
15.0 yr
Rental only

Property details

Year built: 2021
Energy: A
Condition: excellent

Description

This contemporary home combines style, comfort, and practicality, making it perfect for a discerning buyer. Step inside to a bright, spacious living area with all the modern comforts. The open-plan kitchen is fully equipped for culinary adventures, while the elegant bedrooms feature fitted wardrobes for convenience an

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$453/night
50% ($209)Brixfox estimate($453/night)200% ($834)
Occupancy
58%
10%Brixfox estimate(58%)100%

Short-Term Rental

Yearly income
$48,865
Airbnb data$453/night · 58% occupancy
Rental income
$453/night · 58% occ.
$96,440
Running costs (20%)
Utilities, cleaning, maintenance
-$19,288
Income tax (10%)
Indonesian rental income tax
-$27,003
Property tax
Annual property tax
-$1,284
Net income
6.7% ROI
$48,865

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$733,696
IMT (transfer tax, investment schedule)$44,022
Imposto de Selo (stamp duty)$5,870
Notary & registration$1,359
Legal / due diligence$11,005
Total acquisition costs$62,255
RenovationMove-in ready
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$828,777

Gross yield (asking)

13.1%

True gross yield (all-in)

11.6%

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.

$5.0M$3.7M$2.5M$1.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $675K
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 13: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$821K
+22%
Rental Income
+$239K
Total Position
$1.1M
+57%
9.4%/yr
Year 10
Capital Value
$999K
+48%
Rental Income
+$515K
Total Position
$1.5M
+124%
8.4%/yr
Year 20
Capital Value
$1.5M
+119%
Rental Income
+$1.2M
Total Position
$2.7M
+298%
7.2%/yr
Year 30
Capital Value
$2.2M
+224%
Rental Income
+$2.1M
Total Position
$4.3M
+541%
6.4%/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
Good
6.7% annual return
Occupancy
Average
58% average occupancy
Nightly Rate
Strong
$417 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Average
202 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $417 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 58% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

38% occ.
5.9%
$3,588/mo
48% occ.
7.4%
$4,553/mo
58% occ.
9.0%
$5,519/mo
current
68% occ.
10.6%
$6,484/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.