Detached house in São Clemente, Loulé
Detached house in São Clemente, Loulé — image 2Detached house in São Clemente, Loulé — image 3Detached house in São Clemente, Loulé — image 4Detached house in São Clemente, Loulé — image 5
Grade Bvillamid-range

Detached house in São Clemente, Loulé

Loulé/Vilamoura · Golden Triangle ·

€799,000

Asking Price (EUR)

Limited comps — indicative only

Revenue projections are based on limited comparable data (1 comps, 70% confidence).

0.9%

True Net Yield (Owner, all-in)

0.6%

True Net Yield (Managed, all-in)

1.4%

True Gross Yield

23%

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: €13,181/yr
Average Daily Rate: €160
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 75.6 years
5-yr Capital Value: €1.0M
10-yr Capital Value: €1.3M
Brixfox Score: 60.4 / 100
Comparable Properties: 1
Data Confidence: 70%
Search Radius: 2 km

True Investment Cost

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

€913,092

+14.3% over asking

Asking price€799,000
IMT — Property transfer tax (investment schedule)€47,940
IS — Stamp duty (0.8%)€6,392
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,985
Total acquisition costs€67,567
Renovation (est. €55/m² × 215 m²)
Light touch-ups — paint, fixtures, deep clean.		€11,825
(€6,450–€17,200)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€34,700
All-in investment (incl. renovation & furnishing)€913,092

Gross yield (asking price)

1.6%

True gross yield (all-in)

1.4%

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: 215 m²
Land: 2268 m²
Style: portuguese-traditional
Condition: good
Year Built: 2018
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

exposed wooden beam ceilingstone facadetraditional terracotta floor tilessolar panels

Score Breakdown

ROI
8.92
Visual Appeal
12.8
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
2.26
Payback Speed
0
STR Suitability
3

Description

Set in the Central Algarve, this classic-style villa sits on a generous 2,270 m² plot, offering privacy, tranquillity and sweeping views over both the town and surrounding countryside. The property comprises three bedrooms, three bathrooms, two spacious living areas and a fully equipped kitchen. Double glazing, air co

Location

📍 37.1289°N, 8.0080°W

· Loulé/Vilamoura, Algarve, Portugal

View on Rustic Properties →Also on Idealista.pt
Idealista.pt
Loulé/Vilamoura / Golden Triangle

Detached house in São Clemente, Loulé

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
215 m²
Land Plot
2268 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 1.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score60
GradeB
Brixfox Intelligence
60BStrong
Score Breakdown
ROI & Yield66%
Capital Growth63%
Risk Profile62%
Market Demand60%

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
+7.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$245K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.0%
$701/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: 2018
Energy: C
Condition: good

Description

Set in the Central Algarve, this classic-style villa sits on a generous 2,270 m² plot, offering privacy, tranquillity and sweeping views over both the town and surrounding countryside. The property comprises three bedrooms, three bathrooms, two spacious living areas and a fully equipped kitchen. Double glazing, air co

Income Breakdown

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Nightly Rate (ADR)
$232/night
50% ($107)Brixfox estimate($232/night)200% ($426)
Occupancy
23%
10%Brixfox estimate(23%)100%

Short-Term Rental

Yearly income
$8,407
Airbnb data$232/night · 23% occupancy
Rental income
$232/night · 23% occ.
$19,090
Running costs (20%)
Utilities, cleaning, maintenance
-$3,818
Income tax (10%)
Indonesian rental income tax
-$5,345
Property tax
Annual property tax
-$1,520
Net income
1.0% ROI
$8,407

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$868,478
IMT (transfer tax, investment schedule)$52,109
Imposto de Selo (stamp duty)$6,948
Notary & registration$1,359
Legal / due diligence$13,027
Total acquisition costs$73,442
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$12,853
($7,011–$18,696)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$35,543
All-in investment$990,317

Gross yield (asking)

2.2%

True gross yield (all-in)

1.9%

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.

$3.4M$2.6M$1.7M$851K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $799K
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
$972K
+22%
Rental Income
+$41K
Total Position
$1.0M
+27%
4.9%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$89K
Total Position
$1.3M
+59%
4.8%/yr
Year 20
Capital Value
$1.8M
+119%
Rental Income
+$208K
Total Position
$2.0M
+145%
4.6%/yr
Year 30
Capital Value
$2.6M
+224%
Rental Income
+$368K
Total Position
$3.0M
+270%
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
1.0% annual return
Occupancy
Weak
23% average occupancy
Nightly Rate
Strong
$213 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
2268 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $213 — positioned in the top tier
Generous 2268 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

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.
1.9%
$1,353/mo
40% occ.
2.6%
$1,846/mo
23% occ.
1.4%
$987/mo
current
33% occ.
2.0%
$1,480/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.