Launch offer — 3 months free free, no card

House in Areeiro - Vale Formoso, São Clemente
House in Areeiro - Vale Formoso, São Clemente — image 2House in Areeiro - Vale Formoso, São Clemente — image 3House in Areeiro - Vale Formoso, São Clemente — image 4House in Areeiro - Vale Formoso, São Clemente — image 5
Grade B+villaluxury

House in Areeiro - Vale Formoso, São Clemente

Loulé/Vilamoura · Golden Triangle ·

€3.5M

Asking Price (EUR)

Limited comps — indicative only

Revenue projections are based on limited comparable data (4 comps, 65% confidence).

2.9%

True Net Yield (Owner, all-in)

2.0%

True Net Yield (Managed, all-in)

3.9%

True Gross Yield

68%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 3.1 months ago and is currently at 26% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.78, occupancy cap 68%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €151,640/yr
Average Daily Rate: €615
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has countryside (+10%), Luxury finish (+8%)
Payback Period: 48.3 years
5-yr Capital Value: €4.1M
10-yr Capital Value: €4.7M
Brixfox Score: 69.1 / 100
Comparable Properties: 4
Data Confidence: 65%
Search Radius: 3 km

True Investment Cost

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

€3.9M

+11.9% over asking

Asking price€3.5M
IMT — Property transfer tax (investment schedule)€262,500
IS — Stamp duty (0.8%)€28,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€52,500
Total acquisition costs€344,250
Renovation€0 — move-in ready
Furnishing & STR launch (5bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€71,000
All-in investment (incl. renovation & furnishing)€3.9M

Gross yield (asking price)

4.3%

True gross yield (all-in)

3.9%

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: 6
Building: 450 m²
Land: 1383 m²
Style: modern
Condition: excellent
Year Built: 2025
Energy Certificate: A
Private Pool
countryside

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

multiple infinity poolsterraced landscapingopen-plan living with modern kitchenoutdoor covered dining/lounge area with BBQglass railings for unobstructed views

Score Breakdown

ROI
8.24
Visual Appeal
15.6
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
6.88
Payback Speed
1
STR Suitability
4

Description

Strategically positioned in the prestigious Vale Formoso hills near Almancil, this exceptional contemporary villa enjoys a peaceful setting just minutes from Quinta do Lago, Vale do Lobo, championship golf courses, golden beaches and the vibrant town of Loulé. Set on a generous 1,383 m² plot, the property offers privac

Location

📍 37.1102°N, 8.0271°W

· Loulé/Vilamoura, Algarve, Portugal

Listed by Engel & Völkers Quinta do Lago via Idealista.pt
5-bedroom freehold villa in Loulé/Vilamoura — photo 1 of 5
Idealista.pt
5-bedroom freehold villa in Loulé/Vilamoura — photo 2 of 5
5-bedroom freehold villa in Loulé/Vilamoura — photo 3 of 5
5-bedroom freehold villa in Loulé/Vilamoura — photo 4 of 5
5-bedroom freehold villa in Loulé/Vilamoura — photo 5 of 5

House in Areeiro - Vale Formoso, São Clemente

Loulé/Vilamoura · Golden Triangle · Ref BF-88856 Source verified · Idealista.pt · listed 1 Jul 2026
Asking price · Freehold
$3,804,348
Ownership
Freehold
Bedrooms
5
Bathrooms
6
Built area
450 m²
Land
1383 m²
True net yield
2.1%
≈ $12,434/mo net after costs & tax
5-yr total return (net + appreciation)
8.9% / yr avg
Payback in ~48 yrs from rent
Brixfox Score 69 · B+

What nearby Airbnbs actually earn

Brixfox tracks the live availability calendars of Airbnb listings around this property. The rates and occupancy below are observed from real bookings — this is the data behind every yield figure on this page.

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

Loading Map...

Airbnb Comp Analysis

Finding Airbnb comps...

Property details

Year built: 2025
Energy: A
Condition: excellent
View: countryside

Description

Strategically positioned in the prestigious Vale Formoso hills near Almancil, this exceptional contemporary villa enjoys a peaceful setting just minutes from Quinta do Lago, Vale do Lobo, championship golf courses, golden beaches and the vibrant town of Loulé. Set on a generous 1,383 m² plot, the property offers privac

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$860/night
50% ($396)Brixfox estimate($860/night)200% ($1583)
Occupancy
69%
10%Brixfox estimate(69%)100%

Short-Term Rental

Indicative
Yearly income
$104,016
Likely range $62,410 – $145,623
Airbnb data$860/night · 69% occupancy
Rental income
$860/night · 69% occ.
$200,032
Running costs (20%)
Utilities, cleaning, maintenance
-$40,006
Income tax (10%)
Indonesian rental income tax
-$56,009
Property tax
Annual property tax
-$0
Net income
2.7% ROI
$104,016

Investment Returns

After-tax net yield · all-in cost basis

Exact location

Net Yield · Fully-Managed · After Tax

2.1%

on all-in cost of $4,162,826

Scenario
Pre-tax
After-tax
Owner-managed
3.6%
3.2%
Fully-managed
2.5%
2.1%
After-tax nets ~28% non-resident IRS on AL income (simplified regime). Yields are on the all-in acquisition cost, not the asking price.

Gross Yield

4.8%

Annual Revenue

$200,032

Income Tax / yr

$17,503

Payback

48 yrs

True All-In Cost
Asking price$3,804,348
IMT — transfer tax (non-resident 7.5%)$285,326
Stamp duty (0.8%)$30,435
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$4,162,826

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Loulé/Vilamoura.

$18.3M$13.7M$9.1M$4.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $3.5M
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 26: 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
$4.3M
+22%
Rental Income
+$508K
Total Position
$4.8M
+36%
6.4%/yr
Year 10
Capital Value
$5.2M
+48%
Rental Income
+$1.1M
Total Position
$6.3M
+79%
6.0%/yr
Year 20
Capital Value
$7.7M
+119%
Rental Income
+$2.6M
Total Position
$10.2M
+193%
5.5%/yr
Year 30
Capital Value
$11.4M
+224%
Rental Income
+$4.6M
Total Position
$15.9M
+354%
5.2%/yr
Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. A vetted local management partner is already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

Vetted by Brixfox 8+ yrs operating 110+ properties managed ~2h guest response

Atlantic Stays Management

Vetted

Alojamento Local management, Lisbon to the Algarve

22%
Management fee
of rental revenue — already in your Managed figures

End-to-end AL management for international owners. We handle the licence, the platforms and the guests so your second home pays for itself.

What the fee covers

  • Listing setup & optimisation (Airbnb, Booking.com, VRBO)
  • Dynamic pricing & revenue management
  • 24/7 multilingual guest communication
  • Guided check-in / check-out & key handling
  • Professional cleaning, laundry & restocking
  • Maintenance & repairs coordination
  • Monthly owner statements & payouts
  • Guest screening & damage protection
  • Alojamento Local (AL) licence handling & renewals
  • SEF/AIMA guest registration & tourist-tax filing
Visit Atlantic Stays Management

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.7% annual return
Occupancy
Good
69% average occupancy
Nightly Rate
Strong
$792 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
1383 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $792 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 1383 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.7% is below the market average — model your cashflow carefully

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

49% occ.
2.8%
$8,938/mo
59% occ.
3.4%
$10,769/mo
69% occ.
4.0%
$12,601/mo
current
79% occ.
4.6%
$14,433/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. Market factors in Portugal may impact actual yields.