Duplex in São Clemente, Loulé
Duplex in São Clemente, Loulé — image 2Duplex in São Clemente, Loulé — image 3Duplex in São Clemente, Loulé — image 4Duplex in São Clemente, Loulé — image 5
Grade C+apartmentluxury

Duplex in São Clemente, Loulé

Loulé/Vilamoura · Golden Triangle ·

€750,000

Asking Price (EUR)

Limited comps — indicative only

Revenue projections are based on limited comparable data (1 comps, 75% confidence).

1.1%

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: €13,892/yr
Average Daily Rate: €166
+21.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%), Has view (+10%), Luxury finish (+8%)
Payback Period: 66.4 years
5-yr Capital Value: €985,489
10-yr Capital Value: €1.2M
Brixfox Score: 54.5 / 100
Comparable Properties: 1
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.

€862,300

+15.0% over asking

Asking price€750,000
IMT — Property transfer tax (investment schedule)€45,000
IS — Stamp duty (0.8%)€6,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,250
Total acquisition costs€63,500
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€48,800
All-in investment (incl. renovation & furnishing)€862,300

Gross yield (asking price)

1.9%

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: 3
Bathrooms: 3
Building: 150 m²
Style: contemporary
Condition: excellent
Year Built: 2020
Energy Certificate: B-
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

open-plan kitchen and dininglarge sliding glass doors to outdoor spacemodern dark wood display cabinetwood-look flooring

Score Breakdown

ROI
9.18
Visual Appeal
13.6
Ownership Security
13
Location
8.4
Land & Space
5
Rental Demand
2.29
Payback Speed
0
STR Suitability
3

Description

Unique 3-bedroom duplex apartment in the heart of Loulé. Probably the best 3-bedroom apartment on the market! A unique opportunity for those seeking modernity, luxury, centrality, security and proximity. The flat has a total area of 161.3 m2, located on the 3rd floor of a building constructed in 2020, in one of the b

Location

📍 37.1374°N, 8.0205°W

· Loulé/Vilamoura, Algarve, Portugal

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

Duplex in São Clemente, Loulé

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
150 m²
Land Plot
0 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 Score55
GradeC+
Brixfox Intelligence
55C+Moderate
Score Breakdown
ROI & Yield61%
Capital Growth58%
Risk Profile57%
Market Demand55%

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%
+$230K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.1%
$765/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
88.9 yr
Rental only

Property details

Year built: 2020
Energy: B-
Condition: excellent

Description

Unique 3-bedroom duplex apartment in the heart of Loulé. Probably the best 3-bedroom apartment on the market! A unique opportunity for those seeking modernity, luxury, centrality, security and proximity. The flat has a total area of 161.3 m2, located on the 3rd floor of a building constructed in 2020, in one of the b

Income Breakdown

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Nightly Rate (ADR)
$244/night
50% ($112)Brixfox estimate($244/night)200% ($448)
Occupancy
23%
10%Brixfox estimate(23%)100%

Short-Term Rental

Yearly income
$9,175
Airbnb data$244/night · 23% occupancy
Rental income
$244/night · 23% occ.
$20,387
Running costs (20%)
Utilities, cleaning, maintenance
-$4,077
Income tax (10%)
Indonesian rental income tax
-$5,708
Property tax
Annual property tax
-$1,427
Net income
1.1% ROI
$9,175

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$815,217
IMT (transfer tax, investment schedule)$48,913
Imposto de Selo (stamp duty)$6,522
Notary & registration$1,359
Legal / due diligence$12,228
Total acquisition costs$69,022
RenovationMove-in ready
Furnishing & STR launch
3bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$53,043
All-in investment$937,283

Gross yield (asking)

2.5%

True gross yield (all-in)

2.2%

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.

$3.3M$2.4M$1.6M$815K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $750K
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
$912K
+22%
Rental Income
+$45K
Total Position
$957K
+28%
5.0%/yr
Year 10
Capital Value
$1.1M
+48%
Rental Income
+$97K
Total Position
$1.2M
+61%
4.9%/yr
Year 20
Capital Value
$1.6M
+119%
Rental Income
+$227K
Total Position
$1.9M
+149%
4.7%/yr
Year 30
Capital Value
$2.4M
+224%
Rental Income
+$402K
Total Position
$2.8M
+278%
4.5%/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
Weak
1.1% annual return
Occupancy
Weak
23% average occupancy
Nightly Rate
Strong
$224 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $224 — 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 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%
$1,438/mo
40% occ.
2.9%
$1,957/mo
23% occ.
1.6%
$1,070/mo
current
33% occ.
2.3%
$1,589/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.