T3 flat in Rua Engenheiro Duarte Pacheco, Nn, São Clemente, Loulé
T3 flat in Rua Engenheiro Duarte Pacheco, Nn, São Clemente, Loulé — image 2T3 flat in Rua Engenheiro Duarte Pacheco, Nn, São Clemente, Loulé — image 3T3 flat in Rua Engenheiro Duarte Pacheco, Nn, São Clemente, Loulé — image 4T3 flat in Rua Engenheiro Duarte Pacheco, Nn, São Clemente, Loulé — image 5
Grade Bapartmentluxury

T3 flat in Rua Engenheiro Duarte Pacheco, Nn, São Clemente, Loulé

Loulé/Vilamoura · Golden Triangle ·

€860,000

Asking Price (EUR)

1.3%

True Net Yield (Owner, all-in)

0.9%

True Net Yield (Managed, all-in)

2.0%

True Gross Yield

27%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.6 months ago and is currently at 13% 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: €19,471/yr
Average Daily Rate: €201
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 54.3 years
5-yr Capital Value: €1.1M
10-yr Capital Value: €1.4M
Brixfox Score: 57.5 / 100
Comparable Properties: 5
Data Confidence: 78%
Search Radius: 2 km

True Investment Cost

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

€983,930

+14.4% over asking

Asking price€860,000
IMT — Property transfer tax (investment schedule)€51,600
IS — Stamp duty (0.8%)€6,880
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€12,900
Total acquisition costs€72,630
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€51,300
All-in investment (incl. renovation & furnishing)€983,930

Gross yield (asking price)

2.3%

True gross yield (all-in)

2.0%

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: 4
Building: 158 m²
Style: modern
Condition: new-build
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

rooftop plunge poolsclean architectural linesmultiple balconies/terracesintegrated landscaping

Score Breakdown

ROI
9.65
Visual Appeal
15.6
Ownership Security
13
Location
8.4
Land & Space
5.16
Rental Demand
2.66
Payback Speed
0
STR Suitability
3

Description

.

Location

📍 37.1376°N, 8.0268°W

· Loulé/Vilamoura, Algarve, Portugal

View on LUXIMOS Christie’s International Real Estate →Also on Idealista.pt
Idealista.pt
Loulé/Vilamoura / Golden Triangle

T3 flat in Rua Engenheiro Duarte Pacheco, Nn, São Clemente, Loulé

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

Grade B investment — short-term rental yields 1.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score58
GradeB
Brixfox Intelligence
58BStrong
Score Breakdown
ROI & Yield64%
Capital Growth61%
Risk Profile60%
Market Demand58%

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
+7.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$264K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.4%
$1,104/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
70.6 yr
Rental only

Property details

Energy: A
Condition: new-build

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$295/night
50% ($136)Brixfox estimate($295/night)200% ($542)
Occupancy
27%
10%Brixfox estimate(27%)100%

Short-Term Rental

Yearly income
$13,249
Airbnb data$295/night · 27% occupancy
Rental income
$295/night · 27% occ.
$28,625
Running costs (20%)
Utilities, cleaning, maintenance
-$5,725
Income tax (10%)
Indonesian rental income tax
-$8,015
Property tax
Annual property tax
-$1,636
Net income
1.4% ROI
$13,249

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$934,783
IMT (transfer tax, investment schedule)$56,087
Imposto de Selo (stamp duty)$7,478
Notary & registration$1,359
Legal / due diligence$14,022
Total acquisition costs$78,946
RenovationMove-in ready
Furnishing & STR launch
3bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$55,761
All-in investment$1,069,489

Gross yield (asking)

3.1%

True gross yield (all-in)

2.7%

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.

$3.9M$2.9M$1.9M$969K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $860K
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
$1.0M
+22%
Rental Income
+$65K
Total Position
$1.1M
+29%
5.3%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$140K
Total Position
$1.4M
+64%
5.1%/yr
Year 20
Capital Value
$1.9M
+119%
Rental Income
+$328K
Total Position
$2.2M
+157%
4.8%/yr
Year 30
Capital Value
$2.8M
+224%
Rental Income
+$580K
Total Position
$3.4M
+292%
4.7%/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
1.4% annual return
Occupancy
Weak
27% average occupancy
Nightly Rate
Strong
$271 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $271 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.4% 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.
2.2%
$1,747/mo
40% occ.
3.0%
$2,374/mo
27% occ.
2.0%
$1,533/mo
current
37% occ.
2.8%
$2,161/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.