Detached house in Estrada do Poço de Pau, Areeiro - Vale Formoso, São Clemente
Detached house in Estrada do Poço de Pau, Areeiro - Vale Formoso, São Clemente — image 2Detached house in Estrada do Poço de Pau, Areeiro - Vale Formoso, São Clemente — image 3Detached house in Estrada do Poço de Pau, Areeiro - Vale Formoso, São Clemente — image 4Detached house in Estrada do Poço de Pau, Areeiro - Vale Formoso, São Clemente — image 5
Grade Bvillamid-range

Detached house in Estrada do Poço de Pau, Areeiro - Vale Formoso, São Clemente

Loulé/Vilamoura · Golden Triangle ·

€1.3M

Asking Price (EUR)

2.9%

True Net Yield (Owner, all-in)

2.0%

True Net Yield (Managed, all-in)

4.4%

True Gross Yield

47%

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: €63,721/yr
Average Daily Rate: €373
-3.0% vs area baselineImage quality 6/10 (-3%), Modern/contemporary style (+12%), No pool (-12%)
Payback Period: 25.3 years
5-yr Capital Value: €1.7M
10-yr Capital Value: €2.1M
Brixfox Score: 63.1 / 100
Comparable Properties: 5
Data Confidence: 71%
Search Radius: 3 km

True Investment Cost

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

€1.4M

+12.4% over asking

Asking price€1.3M
IMT — Property transfer tax (investment schedule)€96,750
IS — Stamp duty (0.8%)€10,320
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€19,350
Total acquisition costs€127,670
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,200
All-in investment (incl. renovation & furnishing)€1.4M

Gross yield (asking price)

4.9%

True gross yield (all-in)

4.4%

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: 4
Building: 231 m²
Land: 896 m²
Style: contemporary
Condition: new-build
Energy Certificate: A

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

flat roofexposed concrete elements

Score Breakdown

ROI
13.85
Visual Appeal
8.2
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
4.68
Payback Speed
0
STR Suitability
3

Description

QUARTOS SITE - REF. V13005 - Contemporary style single-story house under construction, situated in a prime location near Loulé and Almancil, with a plot of 896 m² and a gross area of 231 m², this house offers an ideal space to live in comfort and tranquility. The villa comprises 3 bedrooms (en suite), providing privac

Location

📍 37.1310°N, 8.0230°W

· Loulé/Vilamoura, Algarve, Portugal

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

Detached house in Estrada do Poço de Pau, Areeiro - Vale Formoso, São Clemente

Inventory
3 Beds
Bathrooms
4 Baths
Built Area
231 m²
Land Plot
896 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 3.2% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score63
GradeB
Brixfox Intelligence
63BStrong
Score Breakdown
ROI & Yield69%
Capital Growth66%
Risk Profile65%
Market Demand63%

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
+9.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$396K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.2%
$3,785/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
30.9 yr
Rental only

Property details

Energy: A
Condition: new-build

Description

QUARTOS SITE - REF. V13005 - Contemporary style single-story house under construction, situated in a prime location near Loulé and Almancil, with a plot of 896 m² and a gross area of 231 m², this house offers an ideal space to live in comfort and tranquility. The villa comprises 3 bedrooms (en suite), providing privac

Income Breakdown

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Nightly Rate (ADR)
$539/night
50% ($248)Brixfox estimate($539/night)200% ($991)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$45,416
Airbnb data$539/night · 47% occupancy
Rental income
$539/night · 47% occ.
$92,058
Running costs (20%)
Utilities, cleaning, maintenance
-$18,412
Income tax (10%)
Indonesian rental income tax
-$25,776
Property tax
Annual property tax
-$2,454
Net income
3.2% ROI
$45,416

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$1,402,174
IMT (transfer tax, investment schedule)$105,163
Imposto de Selo (stamp duty)$11,217
Notary & registration$1,359
Legal / due diligence$21,033
Total acquisition costs$138,772
RenovationMove-in ready
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$1,573,772

Gross yield (asking)

6.6%

True gross yield (all-in)

5.8%

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.

$7.1M$5.3M$3.5M$1.8M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.3M
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
$1.6M
+22%
Rental Income
+$222K
Total Position
$1.8M
+39%
6.8%/yr
Year 10
Capital Value
$1.9M
+48%
Rental Income
+$479K
Total Position
$2.4M
+85%
6.4%/yr
Year 20
Capital Value
$2.8M
+119%
Rental Income
+$1.1M
Total Position
$3.9M
+206%
5.8%/yr
Year 30
Capital Value
$4.2M
+224%
Rental Income
+$2.0M
Total Position
$6.2M
+378%
5.4%/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
Average
3.2% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Strong
$496 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Strong
896 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $496 — positioned in the top tier
Generous 896 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 3.2% 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.
2.8%
$3,237/mo
40% occ.
3.8%
$4,385/mo
47% occ.
4.4%
$5,166/mo
current
57% occ.
5.4%
$6,313/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.