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 B+villaluxury

Detached house in Areeiro - Vale Formoso, São Clemente

Loulé/Vilamoura · Golden Triangle ·

€2.5M

Asking Price (EUR)

2.0%

True Net Yield (Owner, all-in)

1.4%

True Net Yield (Managed, all-in)

3.0%

True Gross Yield

32%

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: €84,599/yr
Average Daily Rate: €727
+14.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), No pool (-12%), Luxury finish (+8%)
Payback Period: 36.9 years
5-yr Capital Value: €3.3M
10-yr Capital Value: €4.0M
Brixfox Score: 65.4 / 100
Comparable Properties: 7
Data Confidence: 65%
Search Radius: 4 km

True Investment Cost

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

€2.8M

+12.2% over asking

Asking price€2.5M
IMT — Property transfer tax (investment schedule)€187,500
IS — Stamp duty (0.8%)€20,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€37,500
Total acquisition costs€246,250
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€59,650
All-in investment (incl. renovation & furnishing)€2.8M

Gross yield (asking price)

3.4%

True gross yield (all-in)

3.0%

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: 5
Building: 483 m²
Land: 1633 m²
Style: modern
Condition: new-build
Year Built: 2024
Energy Certificate: A+

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

glass balcony railingsflat roof designlarge sliding glass doorsminimalist landscaping

Score Breakdown

ROI
10.86
Visual Appeal
15
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
3.19
Payback Speed
0
STR Suitability
3

Description

Modern 4-bedroom villa in Sítio dos Quartos – comfort, style, and privacy in the heart of the Algarve. Located in the quiet and prestigious area of Sítio dos Quartos, just a few minutes from Almancil and the renowned Apolónia supermarket, this magnificent contemporary villa was designed to provide a sophisticated lifes

Location

📍 37.1310°N, 8.0230°W

· Loulé/Vilamoura, Algarve, Portugal

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

Detached house in Areeiro - Vale Formoso, São Clemente

Inventory
4 Beds
Bathrooms
5 Baths
Built Area
483 m²
Land Plot
1633 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 2.2% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score65
GradeB+
Brixfox Intelligence
65B+Strong
Score Breakdown
ROI & Yield72%
Capital Growth68%
Risk Profile67%
Market Demand65%

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
+8.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$767K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.2%
$4,900/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
46.2 yr
Rental only

Property details

Year built: 2024
Energy: A+
Condition: new-build

Description

Modern 4-bedroom villa in Sítio dos Quartos – comfort, style, and privacy in the heart of the Algarve. Located in the quiet and prestigious area of Sítio dos Quartos, just a few minutes from Almancil and the renowned Apolónia supermarket, this magnificent contemporary villa was designed to provide a sophisticated lifes

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$1,050/night
50% ($483)Brixfox estimate($1,050/night)200% ($1933)
Occupancy
32%
10%Brixfox estimate(32%)100%

Short-Term Rental

Yearly income
$58,803
Airbnb data$1,050/night · 32% occupancy
Rental income
$1,050/night · 32% occ.
$122,228
Running costs (20%)
Utilities, cleaning, maintenance
-$24,446
Income tax (10%)
Indonesian rental income tax
-$34,224
Property tax
Annual property tax
-$4,755
Net income
2.2% ROI
$58,803

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$2,717,391
IMT (transfer tax, investment schedule)$203,804
Imposto de Selo (stamp duty)$21,739
Notary & registration$1,359
Legal / due diligence$40,761
Total acquisition costs$267,663
RenovationMove-in ready
Furnishing & STR launch
4bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$62,663
All-in investment$3,047,717

Gross yield (asking)

4.5%

True gross yield (all-in)

4.0%

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.

$12.3M$9.2M$6.1M$3.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $2.5M
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 30: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$3.0M
+22%
Rental Income
+$287K
Total Position
$3.3M
+33%
5.9%/yr
Year 10
Capital Value
$3.7M
+48%
Rental Income
+$620K
Total Position
$4.3M
+73%
5.6%/yr
Year 20
Capital Value
$5.5M
+119%
Rental Income
+$1.5M
Total Position
$6.9M
+177%
5.2%/yr
Year 30
Capital Value
$8.1M
+224%
Rental Income
+$2.6M
Total Position
$10.7M
+327%
5.0%/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
2.2% annual return
Occupancy
Weak
32% average occupancy
Nightly Rate
Strong
$966 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
1633 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $966 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 1633 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.2% 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.
2.8%
$6,314/mo
40% occ.
3.8%
$8,550/mo
32% occ.
3.0%
$6,734/mo
current
42% occ.
4.0%
$8,971/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.