Detached house in Centro (Este) Cidade de Loulé, São Clemente
Detached house in Centro (Este) Cidade de Loulé, São Clemente — image 2Detached house in Centro (Este) Cidade de Loulé, São Clemente — image 3Detached house in Centro (Este) Cidade de Loulé, São Clemente — image 4Detached house in Centro (Este) Cidade de Loulé, São Clemente — image 5
Grade C+villabudget

Detached house in Centro (Este) Cidade de Loulé, São Clemente

Loulé/Vilamoura · Golden Triangle ·

€1.8M

Asking Price (EUR)

0.5%

True Net Yield (Owner, all-in)

0.4%

True Net Yield (Managed, all-in)

0.8%

True Gross Yield

24%

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: €18,174/yr
Average Daily Rate: €212
-44.0% vs area baselineImage quality 2/10 (-15%), Dated style (-15%), No pool (-12%), Has view (+10%), Budget finish (-12%)
Payback Period: 123.8 years
5-yr Capital Value: €2.4M
10-yr Capital Value: €2.9M
Brixfox Score: 49.1 / 100
Comparable Properties: 5
Data Confidence: 72%
Search Radius: 3 km

True Investment Cost

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

€2.2M

+25.0% over asking

Asking price€1.8M
IMT — Property transfer tax (investment schedule)€135,000
IS — Stamp duty (0.8%)€14,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€27,000
Total acquisition costs€177,650
Renovation (est. €900/m² × 270 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€243,000
(€189,000–€297,000)
Furnishing & STR launch (5bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€28,900
All-in investment (incl. renovation & furnishing)€2.2M

Gross yield (asking price)

1.0%

True gross yield (all-in)

0.8%

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: 5
Bathrooms: 5
Building: 270 m²
Land: 832 m²
Style: dated
Condition: needs-renovation
Energy Certificate: A+
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
8.2
Visual Appeal
2.2
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
2.35
Payback Speed
0
STR Suitability
3

Description

Excellent modern-style villa under construction with sea views With modern architecture and sea views, this exclusive 3+2 bedroom villa is located on a privileged plot near the entrance of the city of Loulé, in a harmonious residential area composed entirely of villas. Upon entering the villa, you will be welcomed by

Location

📍 37.1310°N, 8.0230°W

· Loulé/Vilamoura, Algarve, Portugal

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

Detached house in Centro (Este) Cidade de Loulé, São Clemente

Inventory
5 Beds
Bathrooms
5 Baths
Built Area
270 m²
Land Plot
832 m²
Tenure
Freehold
Yield Curve Status

Grade C+ investment — short-term rental yields 0.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score49
GradeC+
Brixfox Intelligence
49C+Moderate
Score Breakdown
ROI & Yield54%
Capital Growth51%
Risk Profile52%
Market Demand49%

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
+6.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$553K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
0.5%
$853/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
—
Rental only

Property details

Energy: A+
Condition: needs-renovation

Description

Excellent modern-style villa under construction with sea views With modern architecture and sea views, this exclusive 3+2 bedroom villa is located on a privileged plot near the entrance of the city of Loulé, in a harmonious residential area composed entirely of villas. Upon entering the villa, you will be welcomed by

Income Breakdown

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Nightly Rate (ADR)
$306/night
50% ($141)Brixfox estimate($306/night)200% ($563)
Occupancy
24%
10%Brixfox estimate(24%)100%

Short-Term Rental

Yearly income
$10,232
Airbnb data$306/night · 24% occupancy
Rental income
$306/night · 24% occ.
$26,262
Running costs (20%)
Utilities, cleaning, maintenance
-$5,252
Income tax (10%)
Indonesian rental income tax
-$7,353
Property tax
Annual property tax
-$3,424
Net income
0.5% ROI
$10,232

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$1,956,522
IMT (transfer tax, investment schedule)$146,739
Imposto de Selo (stamp duty)$15,652
Notary & registration$1,359
Legal / due diligence$29,348
Total acquisition costs$193,098
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$264,130
($205,435–$322,826)
Furnishing & STR launch
5bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$29,239
All-in investment$2,442,989

Gross yield (asking)

1.3%

True gross yield (all-in)

1.1%

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.

$7.3M$5.4M$3.6M$1.8M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $1.8M
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 17: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.2M
+22%
Rental Income
+$50K
Total Position
$2.2M
+24%
4.5%/yr
Year 10
Capital Value
$2.7M
+48%
Rental Income
+$108K
Total Position
$2.8M
+54%
4.4%/yr
Year 20
Capital Value
$3.9M
+119%
Rental Income
+$253K
Total Position
$4.2M
+133%
4.3%/yr
Year 30
Capital Value
$5.8M
+224%
Rental Income
+$448K
Total Position
$6.3M
+249%
4.3%/yr

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
0.5% annual return
Occupancy
Weak
24% average occupancy
Nightly Rate
Strong
$281 per night
Visual Appeal
Weak
1/10 instagrammability
Size & Space
Strong
832 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $281 — positioned in the top tier
Generous 832 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 0.5% 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.
1.0%
$1,668/mo
40% occ.
1.4%
$2,319/mo
24% occ.
0.8%
$1,246/mo
current
34% occ.
1.2%
$1,897/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.