T3 flat in São Clemente, Loulé
T3 flat in São Clemente, Loulé — image 2T3 flat in São Clemente, Loulé — image 3T3 flat in São Clemente, Loulé — image 4T3 flat in São Clemente, Loulé — image 5
Grade C+apartmentmid-range

T3 flat in São Clemente, Loulé

Loulé/Vilamoura · Golden Triangle ·

€550,000

Asking Price (EUR)

0.8%

True Net Yield (Owner, all-in)

0.6%

True Net Yield (Managed, all-in)

1.3%

True Gross Yield

14%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 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: €8,065/yr
Average Daily Rate: €153
-3.0% vs area baselineImage quality 6/10 (-3%), Modern/contemporary style (+12%), No pool (-12%)
Payback Period: 85.1 years
5-yr Capital Value: €722,692
10-yr Capital Value: €879,265
Brixfox Score: 48.2 / 100
Comparable Properties: 5
Data Confidence: 75%
Search Radius: 2 km

True Investment Cost

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

€633,850

+15.2% over asking

Asking price€550,000
IMT — Property transfer tax (investment schedule)€31,830
IS — Stamp duty (0.8%)€4,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,250
Total acquisition costs€45,730
Renovation (est. €55/m² × 144 m²)
Light touch-ups — paint, fixtures, deep clean.		€7,920
(€4,320–€11,520)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€30,200
All-in investment (incl. renovation & furnishing)€633,850

Gross yield (asking price)

1.5%

True gross yield (all-in)

1.3%

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: 144 m²
Style: modern
Condition: good
Year Built: 1977
Energy Certificate: E

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

artificial-turf-lawnminimalist-exterior-design

Score Breakdown

ROI
8.71
Visual Appeal
8.8
Ownership Security
13
Location
8.4
Land & Space
4.88
Rental Demand
1.44
Payback Speed
0
STR Suitability
3

Description

Renovated 3-bedroom apartment with garage - Loulé Ground floor of a building with only 2 units. Completely renovated in 2026. Comprising an open-concept living and dining room connected to the kitchen, 3 bedrooms, 2 bathrooms, a garage, and a laundry room, plus a private garden accessible via the garage and from the ou

Location

📍 37.1333°N, 8.0073°W

· Loulé/Vilamoura, Algarve, Portugal

View on MVillas - Loulé →Also on Idealista.pt
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Loulé/Vilamoura / Golden Triangle

T3 flat in São Clemente, Loulé

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

Grade C+ investment — short-term rental yields 0.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score48
GradeC+
Brixfox Intelligence
48C+Moderate
Score Breakdown
ROI & Yield53%
Capital Growth50%
Risk Profile51%
Market Demand48%

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.

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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%
+$169K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
0.8%
$419/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: 1977
Energy: E
Condition: good

Description

Renovated 3-bedroom apartment with garage - Loulé Ground floor of a building with only 2 units. Completely renovated in 2026. Comprising an open-concept living and dining room connected to the kitchen, 3 bedrooms, 2 bathrooms, a garage, and a laundry room, plus a private garden accessible via the garage and from the ou

Income Breakdown

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Nightly Rate (ADR)
$222/night
50% ($102)Brixfox estimate($222/night)200% ($409)
Occupancy
14%
10%Brixfox estimate(14%)100%

Short-Term Rental

Yearly income
$5,026
Airbnb data$222/night · 14% occupancy
Rental income
$222/night · 14% occ.
$11,677
Running costs (20%)
Utilities, cleaning, maintenance
-$2,335
Income tax (10%)
Indonesian rental income tax
-$3,270
Property tax
Annual property tax
-$1,046
Net income
0.8% ROI
$5,026

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$597,826
IMT (transfer tax, investment schedule)$34,598
Imposto de Selo (stamp duty)$4,783
Notary & registration$1,359
Legal / due diligence$8,967
Total acquisition costs$49,707
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$8,609
($4,696–$12,522)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$688,967

Gross yield (asking)

2.0%

True gross yield (all-in)

1.7%

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.

$2.3M$1.7M$1.2M$576K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $550K
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
$669K
+22%
Rental Income
+$25K
Total Position
$694K
+26%
4.8%/yr
Year 10
Capital Value
$814K
+48%
Rental Income
+$53K
Total Position
$867K
+58%
4.7%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$124K
Total Position
$1.3M
+142%
4.5%/yr
Year 30
Capital Value
$1.8M
+224%
Rental Income
+$220K
Total Position
$2.0M
+264%
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
0.8% annual return
Occupancy
Weak
14% average occupancy
Nightly Rate
Strong
$204 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $204 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 0.8% 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.
2.7%
$1,332/mo
40% occ.
3.6%
$1,805/mo
14% occ.
1.2%
$594/mo
current
24% occ.
2.1%
$1,067/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.