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House in Apra - Pedragosa, São Clemente
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Grade B+villamid-range

House in Apra - Pedragosa, São Clemente

Loulé/Vilamoura · Golden Triangle ·

€1.7M

Asking Price (EUR)

5.9%

True Net Yield (Owner, all-in)

4.2%

True Net Yield (Managed, all-in)

7.3%

True Gross Yield

54%

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: €138,169/yr
Average Daily Rate: €703
+22.0% vs area baselineModern/contemporary style (+12%), Has pool (0%), Has pool (+10%)
Payback Period: 23.1 years
5-yr Capital Value: €1.9M
10-yr Capital Value: €2.3M
Brixfox Score: 74.6 / 100
Comparable Properties: 9
Data Confidence: 62%
Search Radius: 6 km

True Investment Cost

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

€1.9M

+12.9% over asking

Asking price€1.7M
IMT — Property transfer tax (investment schedule)€126,000
IS — Stamp duty (0.8%)€13,440
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€25,200
Total acquisition costs€165,890
Renovation€0 — move-in ready
Furnishing & STR launch (6bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€50,750
All-in investment (incl. renovation & furnishing)€1.9M

Gross yield (asking price)

8.2%

True gross yield (all-in)

7.3%

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: 6
Bathrooms: 4
Building: 290 m²
Land: 1950 m²
Style: contemporary
Condition: excellent
Year Built: 1999
Energy Certificate: C
Private Pool
pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

modern bathroom with double vanityoutdoor pool areabilliards roomornate staircase railing

Score Breakdown

ROI
15.99
Visual Appeal
12.8
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
5.38
Payback Speed
3
STR Suitability
4

Description

Renovated villa located less than 10 minutes from the city of Loulé. The property consists of three floors: the basement consists of two bedrooms, a bathroom, kitchen, cellar and a small pantry. On the ground floor there is a large living/dining room with air conditioning and fireplace, a kitchen with pantry, a bedroom

Location

📍 37.1425°N, 7.9968°W

· Loulé/Vilamoura, Algarve, Portugal

Visit Prestige for Home →Listed via Idealista.pt
6-bedroom freehold villa in Loulé/Vilamoura — photo 1 of 5
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6-bedroom freehold villa in Loulé/Vilamoura — photo 5 of 5

House in Apra - Pedragosa, São Clemente

Loulé/Vilamoura · Golden Triangle · Ref BF-89306 Source verified · Prestige for Home · listed 1 Jul 2026
Asking price · Freehold
$1,826,087
View original listing
Ownership
Freehold
Bedrooms
6
Bathrooms
4
Built area
290 m²
Land
1950 m²
True net yield
4.3%
≈ $12,009/mo net after costs & tax
5-yr total return (net + appreciation)
11.2% / yr avg
Payback in ~23 yrs from rent
Brixfox Score 75 · 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: 1999
Energy: C
Condition: excellent
View: pool

Description

Renovated villa located less than 10 minutes from the city of Loulé. The property consists of three floors: the basement consists of two bedrooms, a bathroom, kitchen, cellar and a small pantry. On the ground floor there is a large living/dining room with air conditioning and fireplace, a kitchen with pantry, a bedroom

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)
$984/night
50% ($453)Brixfox estimate($984/night)200% ($1810)
Occupancy
54%
10%Brixfox estimate(54%)100%

Short-Term Rental

Indicative
Yearly income
$93,080
Likely range $55,848 – $130,312
Airbnb data$984/night · 54% occupancy
Rental income
$984/night · 54% occ.
$179,000
Running costs (20%)
Utilities, cleaning, maintenance
-$35,800
Income tax (10%)
Indonesian rental income tax
-$50,120
Property tax
Annual property tax
-$0
Net income
5.1% ROI
$93,080

Investment Returns

After-tax net yield · all-in cost basis

Exact location

Net Yield · Fully-Managed · After Tax

4.3%

on all-in cost of $2,020,370

Scenario
Pre-tax
After-tax
Owner-managed
7.1%
6.4%
Fully-managed
5.1%
4.3%
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

8.9%

Annual Revenue

$179,000

Income Tax / yr

$15,662

Payback

23 yrs

True All-In Cost
Asking price$1,826,087
IMT — transfer tax (non-resident 7.5%)$136,957
Stamp duty (0.8%)$14,609
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$2,020,370

Growth & Exit Strategy

How your investment grows over time

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

$11.0M$8.2M$5.5M$2.7M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.7M
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 16: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.0M
+22%
Rental Income
+$455K
Total Position
$2.5M
+49%
8.3%/yr
Year 10
Capital Value
$2.5M
+48%
Rental Income
+$982K
Total Position
$3.5M
+106%
7.5%/yr
Year 20
Capital Value
$3.7M
+119%
Rental Income
+$2.3M
Total Position
$6.0M
+256%
6.6%/yr
Year 30
Capital Value
$5.4M
+224%
Rental Income
+$4.1M
Total Position
$9.5M
+467%
6.0%/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

Ask Brixfox AI

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

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.1% annual return
Occupancy
Average
54% average occupancy
Nightly Rate
Strong
$905 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
1950 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $905 — positioned in the top tier
Generous 1950 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
Occupancy at 54% — factor in seasonal gaps

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

34% occ.
4.7%
$7,087/mo
44% occ.
6.0%
$9,182/mo
54% occ.
7.4%
$11,277/mo
current
64% occ.
8.8%
$13,372/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.