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 B+villaluxury

Detached house in São Clemente, Loulé

Loulé/Vilamoura · Golden Triangle ·

€2.1M

Asking Price (EUR)

2.2%

True Net Yield (Owner, all-in)

1.5%

True Net Yield (Managed, all-in)

3.4%

True Gross Yield

44%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 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: €82,204/yr
Average Daily Rate: €514
+26.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 32.6 years
5-yr Capital Value: €2.8M
10-yr Capital Value: €3.4M
Brixfox Score: 66.3 / 100
Comparable Properties: 7
Data Confidence: 63%
Search Radius: 4 km

True Investment Cost

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

€2.4M

+13.7% over asking

Asking price€2.1M
IMT — Property transfer tax (investment schedule)€160,875
IS — Stamp duty (0.8%)€17,160
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€32,175
Total acquisition costs€211,460
Renovation (est. €55/m² × 357 m²)
Light touch-ups — paint, fixtures, deep clean.		€19,635
(€10,710–€28,560)
Furnishing & STR launch (4bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€62,150
All-in investment (incl. renovation & furnishing)€2.4M

Gross yield (asking price)

3.8%

True gross yield (all-in)

3.4%

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: 4
Bathrooms: 4
Building: 357 m²
Land: 5125 m²
Style: portuguese-traditional
Condition: good
Year Built: 2014
Energy Certificate: D
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large terraced pool areaexpansive outdoor living spacestraditional terracotta roof tiles

Score Breakdown

ROI
11.36
Visual Appeal
14.2
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
4.38
Payback Speed
0
STR Suitability
3

Description

We present this elegant 4 bedroom villa located in the quiet area of Goldra, in Loulé, where privacy and natural surroundings combine perfectly with the comfort of a home designed for everyday life. With generous areas and excellent light in all rooms, this property offers a cosy and functional experience, ideal for bo

Location

📍 37.1319°N, 8.0014°W

· Loulé/Vilamoura, Algarve, Portugal

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

Detached house in São Clemente, Loulé

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
357 m²
Land Plot
5125 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 2.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score66
GradeB+
Brixfox Intelligence
66B+Strong
Score Breakdown
ROI & Yield73%
Capital Growth69%
Risk Profile68%
Market Demand66%

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.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+8.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$658K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.5%
$4,811/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
40.4 yr
Rental only

Property details

Year built: 2014
Energy: D
Condition: good

Description

We present this elegant 4 bedroom villa located in the quiet area of Goldra, in Loulé, where privacy and natural surroundings combine perfectly with the comfort of a home designed for everyday life. With generous areas and excellent light in all rooms, this property offers a cosy and functional experience, ideal for bo

Income Breakdown

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Nightly Rate (ADR)
$743/night
50% ($342)Brixfox estimate($743/night)200% ($1367)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$57,733
Airbnb data$743/night · 44% occupancy
Rental income
$743/night · 44% occ.
$118,872
Running costs (20%)
Utilities, cleaning, maintenance
-$23,774
Income tax (10%)
Indonesian rental income tax
-$33,284
Property tax
Annual property tax
-$4,080
Net income
2.5% ROI
$57,733

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$2,331,522
IMT (transfer tax, investment schedule)$174,864
Imposto de Selo (stamp duty)$18,652
Notary & registration$1,359
Legal / due diligence$34,973
Total acquisition costs$229,848
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$21,342
($11,641–$31,043)
Furnishing & STR launch
4bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$65,380
All-in investment$2,648,092

Gross yield (asking)

5.1%

True gross yield (all-in)

4.5%

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.

$10.9M$8.2M$5.5M$2.7M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $2.1M
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 27: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.6M
+22%
Rental Income
+$282K
Total Position
$2.9M
+35%
6.2%/yr
Year 10
Capital Value
$3.2M
+48%
Rental Income
+$609K
Total Position
$3.8M
+76%
5.8%/yr
Year 20
Capital Value
$4.7M
+119%
Rental Income
+$1.4M
Total Position
$6.1M
+186%
5.4%/yr
Year 30
Capital Value
$7.0M
+224%
Rental Income
+$2.5M
Total Position
$9.5M
+342%
5.1%/yr

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.5% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Strong
$684 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
5125 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $684 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 5125 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.5% 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.
2.3%
$4,406/mo
40% occ.
3.1%
$5,989/mo
44% occ.
3.4%
$6,595/mo
current
54% occ.
4.2%
$8,177/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.