T3 flat in Avenida José da Costa Mealha, São Clemente, Loulé
T3 flat in Avenida José da Costa Mealha, São Clemente, Loulé — image 2T3 flat in Avenida José da Costa Mealha, São Clemente, Loulé — image 3T3 flat in Avenida José da Costa Mealha, São Clemente, Loulé — image 4T3 flat in Avenida José da Costa Mealha, São Clemente, Loulé — image 5
Grade C+apartmentbudget

T3 flat in Avenida José da Costa Mealha, São Clemente, Loulé

Loulé/Vilamoura · Golden Triangle ·

€360,000

Asking Price (EUR)

1.1%

True Net Yield (Owner, all-in)

0.7%

True Net Yield (Managed, all-in)

1.7%

True Gross Yield

21%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.5 months ago and is currently at 12% 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: €7,335/yr
Average Daily Rate: €95
-35.0% vs area baselineImage quality 5/10 (-6%), Dated style (-15%), No pool (-12%), Has view (+10%), Budget finish (-12%)
Payback Period: 60.1 years
5-yr Capital Value: €473,035
10-yr Capital Value: €575,519
Brixfox Score: 46.8 / 100
Comparable Properties: 5
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.

€443,460

+23.2% over asking

Asking price€360,000
IMT — Property transfer tax (investment schedule)€16,630
IS — Stamp duty (0.8%)€2,880
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,400
Total acquisition costs€26,160
Renovation (est. €350/m² × 106 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€37,100
(€26,500–€47,700)
Furnishing & STR launch (3bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€20,200
All-in investment (incl. renovation & furnishing)€443,460

Gross yield (asking price)

2.0%

True gross yield (all-in)

1.7%

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: 106 m²
Style: dated
Condition: fair
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
9.4
Visual Appeal
6.8
Ownership Security
13
Location
8.4
Land & Space
4.12
Rental Demand
2.12
Payback Speed
0
STR Suitability
3

Description

**T3 Apartment for Sale in the Heart of Loulé** Discover your new home in this charming T3 apartment, located on Avenida José da Costa Mealha, one of the most central and safe areas of Loulé. With a large area, this property offers a perfect space for personalization, as it is sold unfurnished. Enjoy two balconies, o

Location

📍 37.1365°N, 8.0168°W

· Loulé/Vilamoura, Algarve, Portugal

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Idealista.pt
Loulé/Vilamoura / Golden Triangle

T3 flat in Avenida José da Costa Mealha, São Clemente, Loulé

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

Grade C+ investment — short-term rental yields 1.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score47
GradeC+
Brixfox Intelligence
47C+Moderate
Score Breakdown
ROI & Yield52%
Capital Growth49%
Risk Profile50%
Market Demand47%

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
+7.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$111K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.3%
$412/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
79.2 yr
Rental only

Property details

Energy: D
Condition: fair

Description

**T3 Apartment for Sale in the Heart of Loulé** Discover your new home in this charming T3 apartment, located on Avenida José da Costa Mealha, one of the most central and safe areas of Loulé. With a large area, this property offers a perfect space for personalization, as it is sold unfurnished. Enjoy two balconies, o

Income Breakdown

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Nightly Rate (ADR)
$140/night
50% ($64)Brixfox estimate($140/night)200% ($257)
Occupancy
21%
10%Brixfox estimate(21%)100%

Short-Term Rental

Yearly income
$4,944
Airbnb data$140/night · 21% occupancy
Rental income
$140/night · 21% occ.
$10,824
Running costs (20%)
Utilities, cleaning, maintenance
-$2,165
Income tax (10%)
Indonesian rental income tax
-$3,031
Property tax
Annual property tax
-$685
Net income
1.3% ROI
$4,944

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$391,304
IMT (transfer tax, investment schedule)$18,076
Imposto de Selo (stamp duty)$3,130
Notary & registration$1,359
Legal / due diligence$5,870
Total acquisition costs$28,435
Renovation (~$380/m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		$40,326
($28,804–$51,848)
Furnishing & STR launch
3bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$21,957
All-in investment$482,022

Gross yield (asking)

2.8%

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.

$1.6M$1.2M$796K$398K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $360K
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
$438K
+22%
Rental Income
+$24K
Total Position
$462K
+28%
5.1%/yr
Year 10
Capital Value
$533K
+48%
Rental Income
+$52K
Total Position
$585K
+63%
5.0%/yr
Year 20
Capital Value
$789K
+119%
Rental Income
+$122K
Total Position
$911K
+153%
4.8%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$216K
Total Position
$1.4M
+284%
4.6%/yr

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
1.3% annual return
Occupancy
Weak
21% average occupancy
Nightly Rate
Good
$128 per night
Visual Appeal
Weak
3/10 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 1.3% 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.
2.6%
$835/mo
40% occ.
3.5%
$1,132/mo
21% occ.
1.8%
$574/mo
current
31% occ.
2.7%
$872/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.