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 ·

€338,500

Asking Price (EUR)

2.6%

True Net Yield (Owner, all-in)

1.8%

True Net Yield (Managed, all-in)

4.0%

True Gross Yield

31%

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: €15,910/yr
Average Daily Rate: €139
-20.0% vs area baselineImage quality 6/10 (-3%), Dated style (-15%), No pool (-12%), Has view (+10%)
Payback Period: 26.2 years
5-yr Capital Value: €444,784
10-yr Capital Value: €541,148
Brixfox Score: 54.7 / 100
Comparable Properties: 7
Data Confidence: 80%
Search Radius: 2 km

True Investment Cost

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

€400,181

+18.2% over asking

Asking price€338,500
IMT — Property transfer tax (investment schedule)€14,910
IS — Stamp duty (0.8%)€2,708
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,078
Total acquisition costs€23,946
Renovation (est. €55/m² × 137 m²)
Light touch-ups — paint, fixtures, deep clean.		€7,535
(€4,110–€10,960)
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)€400,181

Gross yield (asking price)

4.7%

True gross yield (all-in)

4.0%

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: 3
Bathrooms: 2
Building: 137 m²
Style: dated
Condition: good
Year Built: 1984
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
13.65
Visual Appeal
8.8
Ownership Security
13
Location
8.4
Land & Space
4.74
Rental Demand
3.15
Payback Speed
0
STR Suitability
3

Description

SPACIOUS & BRIGHT 3-BEDROOM APARTMENT WITH SEA VIEWS - 5 MINUTES' WALK FROM THE CENTRE OF LOULÉ In the heart of the Algarve, in the charming city of Loulé, lies this elegant 3-bedroom apartment that combines spaciousness, luminosity, and inspiring views of the sea and countryside. With a generous gross area of 137.4

Location

📍 37.1353°N, 8.0206°W

· Loulé/Vilamoura, Algarve, Portugal

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

T3 flat in São Clemente, Loulé

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

Grade C+ investment — short-term rental yields 3.1% 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
+9.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$104K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.1%
$958/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
32.0 yr
Rental only

Property details

Year built: 1984
Energy: D
Condition: good

Description

SPACIOUS & BRIGHT 3-BEDROOM APARTMENT WITH SEA VIEWS - 5 MINUTES' WALK FROM THE CENTRE OF LOULÉ In the heart of the Algarve, in the charming city of Loulé, lies this elegant 3-bedroom apartment that combines spaciousness, luminosity, and inspiring views of the sea and countryside. With a generous gross area of 137.4

Income Breakdown

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Nightly Rate (ADR)
$203/night
50% ($94)Brixfox estimate($203/night)200% ($374)
Occupancy
31%
10%Brixfox estimate(31%)100%

Short-Term Rental

Yearly income
$11,496
Airbnb data$203/night · 31% occupancy
Rental income
$203/night · 31% occ.
$23,346
Running costs (20%)
Utilities, cleaning, maintenance
-$4,669
Income tax (10%)
Indonesian rental income tax
-$6,537
Property tax
Annual property tax
-$644
Net income
3.1% ROI
$11,496

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$367,935
IMT (transfer tax, investment schedule)$16,207
Imposto de Selo (stamp duty)$2,943
Notary & registration$1,359
Legal / due diligence$5,520
Total acquisition costs$26,028
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$8,190
($4,467–$11,913)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$434,979

Gross yield (asking)

6.3%

True gross yield (all-in)

5.4%

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.

$1.8M$1.4M$921K$460K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $339K
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 23: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$412K
+22%
Rental Income
+$56K
Total Position
$468K
+38%
6.7%/yr
Year 10
Capital Value
$501K
+48%
Rental Income
+$121K
Total Position
$622K
+84%
6.3%/yr
Year 20
Capital Value
$742K
+119%
Rental Income
+$284K
Total Position
$1.0M
+203%
5.7%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$503K
Total Position
$1.6M
+373%
5.3%/yr

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.1% annual return
Occupancy
Weak
31% average occupancy
Nightly Rate
Good
$187 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

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.1% is near 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.
4.1%
$1,245/mo
40% occ.
5.5%
$1,678/mo
31% occ.
4.3%
$1,308/mo
current
41% occ.
5.7%
$1,741/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.