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Detached house in Areeiro - Vale Formoso, São Clemente
Detached house in Areeiro - Vale Formoso, São Clemente — image 2Detached house in Areeiro - Vale Formoso, São Clemente — image 3Detached house in Areeiro - Vale Formoso, São Clemente — image 4Detached house in Areeiro - Vale Formoso, São Clemente — image 5
Grade Bvillaluxury

Detached house in Areeiro - Vale Formoso, São Clemente

Loulé/Vilamoura · Golden Triangle ·

€1.9M

Asking Price (EUR)

2.3%

True Net Yield (Owner, all-in)

1.5%

True Net Yield (Managed, all-in)

3.3%

True Gross Yield

40%

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: €72,587/yr
Average Daily Rate: €499
+26.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has countryside (+10%), Luxury finish (+8%)
Payback Period: 68.2 years
5-yr Capital Value: €2.3M
10-yr Capital Value: €2.6M
Brixfox Score: 61.5 / 100
Comparable Properties: 5
Data Confidence: 69%
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

+12.6% over asking

Asking price€1.9M
IMT — Property transfer tax (investment schedule)€146,250
IS — Stamp duty (0.8%)€15,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€29,250
Total acquisition costs€192,350
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€53,300
All-in investment (incl. renovation & furnishing)€2.2M

Gross yield (asking price)

3.7%

True gross yield (all-in)

3.3%

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: 269 m²
Land: 857 m²
Style: portuguese-traditional
Condition: excellent
Year Built: 2019
Energy Certificate: A
Private Pool
countryside

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

tiled roofcovered outdoor living areainfinity-edge poolcobblestone driveway

Score Breakdown

ROI
5.88
Visual Appeal
14.2
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
3.98
Payback Speed
0
STR Suitability
4

Description

Set in the peaceful residential area of Cerro do Mocho, Loulé, this elegant three-bedroom en-suite villa offers a refined blend of contemporary comfort, privacy and authentic Algarve living. Positioned on a 857 m² plot with 269.29 m² of gross construction area, the property has been designed to maximise natural light,

Location

📍 37.1084°N, 8.0314°W

· Loulé/Vilamoura, Algarve, Portugal

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

Detached house in Areeiro - Vale Formoso, São Clemente

Loulé/Vilamoura · Golden Triangle · Ref BF-88876 Source verified · Idealista.pt · listed 1 Jul 2026
Asking price · Freehold
$2,119,565
Ownership
Freehold
Bedrooms
3
Bathrooms
4
Built area
269 m²
Land
857 m²
True net yield
1.5%
≈ $5,392/mo net after costs & tax
5-yr total return (net + appreciation)
8.4% / yr avg
Payback in ~68 yrs from rent
Brixfox Score 62 · 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

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Airbnb Comp Analysis

Finding Airbnb comps...

Property details

Year built: 2019
Energy: A
Condition: excellent
View: countryside

Description

Set in the peaceful residential area of Cerro do Mocho, Loulé, this elegant three-bedroom en-suite villa offers a refined blend of contemporary comfort, privacy and authentic Algarve living. Positioned on a 857 m² plot with 269.29 m² of gross construction area, the property has been designed to maximise natural light,

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)
$699/night
50% ($321)Brixfox estimate($699/night)200% ($1285)
Occupancy
40%
10%Brixfox estimate(40%)100%

Short-Term Rental

Indicative
Yearly income
$48,898
Likely range $29,338 – $68,457
Airbnb data$699/night · 40% occupancy
Rental income
$699/night · 40% occ.
$94,034
Running costs (20%)
Utilities, cleaning, maintenance
-$18,807
Income tax (10%)
Indonesian rental income tax
-$26,329
Property tax
Annual property tax
-$0
Net income
2.3% ROI
$48,898

Investment Returns

After-tax net yield · all-in cost basis

Exact location

Net Yield · Fully-Managed · After Tax

1.5%

on all-in cost of $2,338,207

Scenario
Pre-tax
After-tax
Owner-managed
2.8%
2.4%
Fully-managed
1.8%
1.5%
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

4.0%

Annual Revenue

$94,034

Income Tax / yr

$8,228

Payback

68 yrs

True All-In Cost
Asking price$2,119,565
IMT — transfer tax (non-resident 7.5%)$158,967
Stamp duty (0.8%)$16,957
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$2,338,207

Growth & Exit Strategy

How your investment grows over time

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

$9.7M$7.3M$4.9M$2.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.9M
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 29: 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
$2.4M
+22%
Rental Income
+$239K
Total Position
$2.6M
+34%
6.0%/yr
Year 10
Capital Value
$2.9M
+48%
Rental Income
+$516K
Total Position
$3.4M
+74%
5.7%/yr
Year 20
Capital Value
$4.3M
+119%
Rental Income
+$1.2M
Total Position
$5.5M
+181%
5.3%/yr
Year 30
Capital Value
$6.3M
+224%
Rental Income
+$2.1M
Total Position
$8.5M
+334%
5.0%/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

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

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.3% annual return
Occupancy
Weak
40% average occupancy
Nightly Rate
Strong
$643 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
857 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $643 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 857 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.3% 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.
2.5%
$4,462/mo
40% occ.
3.4%
$5,950/mo
current
40% occ.
3.4%
$5,924/mo
current
50% occ.
4.2%
$7,412/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.