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Detached house in Caminho Olho de Água, Apra - Pedragosa, São Clemente
Detached house in Caminho Olho de Água, Apra - Pedragosa, São Clemente — image 2Detached house in Caminho Olho de Água, Apra - Pedragosa, São Clemente — image 3Detached house in Caminho Olho de Água, Apra - Pedragosa, São Clemente — image 4Detached house in Caminho Olho de Água, Apra - Pedragosa, São Clemente — image 5
Grade Bvillaluxury

Detached house in Caminho Olho de Água, Apra - Pedragosa, São Clemente

Loulé/Vilamoura · Golden Triangle ·

€1.8M

Asking Price (EUR)

0.5%

True Net Yield (Owner, all-in)

0.1%

True Net Yield (Managed, all-in)

1.3%

True Gross Yield

33%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.7 months ago and is currently at 23% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.77, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €26,577/yr
Average Daily Rate: €221
+26.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has countryside (+10%), Luxury finish (+8%)
Payback Period: 16677.2 years
5-yr Capital Value: €2.0M
10-yr Capital Value: €2.4M
Brixfox Score: 55.5 / 100
Comparable Properties: 6
Data Confidence: 66%
Search Radius: 2 km

True Investment Cost

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

€2.0M

+12.9% over asking

Asking price€1.8M
IMT — Property transfer tax (investment schedule)€131,250
IS — Stamp duty (0.8%)€14,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€26,250
Total acquisition costs€172,750
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€53,300
All-in investment (incl. renovation & furnishing)€2.0M

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: 259 m²
Land: 4920 m²
Style: portuguese-traditional
Condition: excellent
Energy Certificate: C
Private Pool
countryside

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

cobblestone drivewaytraditional Portuguese chimneyslarge terraced pool areapergola dining area

Score Breakdown

ROI
0.04
Visual Appeal
14.8
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
3.3
Payback Speed
0
STR Suitability
4

Description

Beautiful farmhouse style property in a pleasant area of countryside very close to the city of Loulé. The property was built with traditional materials (many of them reusing materials) such as the handmade wooden entrance doors, windows and shutters; terracotta and wood floors, and traditional tiles. The villa consists of a spacious entrance hall, library, dining room with a large fireplace leading to a traditional 'open plan' style kitchen and living room with Mexican-style corner fireplace and

Location

📍 37.1310°N, 8.0230°W

· Loulé/Vilamoura, Algarve, Portugal

Listed by Rustic Properties via Idealista.pt
3-bedroom freehold villa in Loulé/Vilamoura — photo 1 of 5
Idealista.pt
3-bedroom freehold villa in Loulé/Vilamoura — photo 2 of 5
3-bedroom freehold villa in Loulé/Vilamoura — photo 3 of 5
3-bedroom freehold villa in Loulé/Vilamoura — photo 4 of 5
3-bedroom freehold villa in Loulé/Vilamoura — photo 5 of 5

Detached house in Caminho Olho de Água, Apra - Pedragosa, São Clemente

Loulé/Vilamoura · Golden Triangle · Ref BF-82571 Source verified · Idealista.pt · listed 18 Jun 2026
Asking price · Freehold
$1,902,174
Ownership
Freehold
Bedrooms
3
Bathrooms
2
Built area
259 m²
Land
4920 m²
5-yr total return (net + appreciation)
7.1% / yr avg
Payback in ~16677 yrs from rent
Brixfox Score 56 · B

What nearby Airbnbs actually earn

Brixfox tracks the live availability calendars of Airbnb listings around this property. The rates and occupancy below are observed from real bookings — this is the data behind every yield figure on this page.

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

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Airbnb Comp Analysis

Finding Airbnb comps...

Property details

Energy: C
Condition: excellent
View: countryside

Description

Beautiful farmhouse style property in a pleasant area of countryside very close to the city of Loulé. The property was built with traditional materials (many of them reusing materials) such as the handmade wooden entrance doors, windows and shutters; terracotta and wood floors, and traditional tiles. The villa consists of a spacious entrance hall, library, dining room with a large fireplace leading to a traditional 'open plan' style kitchen and living room with Mexican-style corner fireplace and

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$312/night
50% ($144)Brixfox estimate($312/night)200% ($575)
Occupancy
33%
10%Brixfox estimate(33%)100%

Short-Term Rental

Yearly income
$18,098
Airbnb data$312/night · 33% occupancy
Rental income
$312/night · 33% occ.
$34,803
Running costs (20%)
Utilities, cleaning, maintenance
-$6,961
Income tax (10%)
Indonesian rental income tax
-$9,745
Property tax
Annual property tax
-$0
Net income
1.0% ROI
$18,098

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

0.0%

Based on area comps — this property's exact location is unconfirmed

Scenario
Pre-tax
After-tax
Owner-managed
0.6%
0.4%
Fully-managed
0.1%
0.0%
After-tax nets ~28% non-resident IRS on AL income (simplified regime). Yields are on the all-in acquisition cost, not the asking price.

Gross Yield

1.7%

Annual Revenue

$34,803

Income Tax / yr

$3,046

Payback

—

True All-In Cost
Asking price$1,902,174
IMT — transfer tax (non-resident 7.5%)$142,663
Stamp duty (0.8%)$15,217
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$2,102,772

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Loulé/Vilamoura.

$7.4M$5.6M$3.7M$1.9M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $1.8M
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
$2.1M
+22%
Rental Income
+$88K
Total Position
$2.2M
+27%
4.8%/yr
Year 10
Capital Value
$2.6M
+48%
Rental Income
+$191K
Total Position
$2.8M
+59%
4.7%/yr
Year 20
Capital Value
$3.8M
+119%
Rental Income
+$447K
Total Position
$4.3M
+145%
4.6%/yr
Year 30
Capital Value
$5.7M
+224%
Rental Income
+$792K
Total Position
$6.5M
+270%
4.5%/yr
Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. A vetted local management partner is already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

Vetted by Brixfox 8+ yrs operating 110+ properties managed ~2h guest response

Atlantic Stays Management

Vetted

Alojamento Local management, Lisbon to the Algarve

22%
Management fee
of rental revenue — already in your Managed figures

End-to-end AL management for international owners. We handle the licence, the platforms and the guests so your second home pays for itself.

What the fee covers

  • Listing setup & optimisation (Airbnb, Booking.com, VRBO)
  • Dynamic pricing & revenue management
  • 24/7 multilingual guest communication
  • Guided check-in / check-out & key handling
  • Professional cleaning, laundry & restocking
  • Maintenance & repairs coordination
  • Monthly owner statements & payouts
  • Guest screening & damage protection
  • Alojamento Local (AL) licence handling & renewals
  • SEF/AIMA guest registration & tourist-tax filing
Visit Atlantic Stays Management

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

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
1.0% annual return
Occupancy
Weak
33% average occupancy
Nightly Rate
Strong
$287 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
4920 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $287 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 4920 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.0% 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.
1.3%
$1,995/mo
40% occ.
1.7%
$2,660/mo
33% occ.
1.4%
$2,193/mo
current
43% occ.
1.8%
$2,858/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. Market factors in Portugal may impact actual yields.