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House in Apra - Pedragosa, São Clemente
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Grade Avillamid-range

House in Apra - Pedragosa, São Clemente

Loulé/Vilamoura · Golden Triangle ·

€445,000

Asking Price (EUR)

7.9%

True Net Yield (Owner, all-in)

5.4%

True Net Yield (Managed, all-in)

10.1%

True Gross Yield

50%

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: €52,941/yr
Average Daily Rate: €292
+3.0% vs area baselinePortuguese-traditional style (+5%), No pool (-12%), Has garden (+10%)
Payback Period: 18.3 years
5-yr Capital Value: €515,877
10-yr Capital Value: €598,043
Brixfox Score: 77.9 / 100
Comparable Properties: 11
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.

€521,685

+17.2% over asking

Asking price€445,000
IMT — Property transfer tax (investment schedule)€23,430
IS — Stamp duty (0.8%)€3,560
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,675
Total acquisition costs€34,915
Renovation (est. €55/m² × 174 m²)
Light touch-ups — paint, fixtures, deep clean.		€9,570
(€5,220–€13,920)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,200
All-in investment (incl. renovation & furnishing)€521,685

Gross yield (asking price)

11.9%

True gross yield (all-in)

10.1%

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: 3
Building: 174 m²
Land: 4577 m²
Style: portuguese-traditional
Condition: good
Year Built: 1981
Energy Certificate: C
garden

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

exposed wooden beam ceilingslarge garden with outdoor diningbalcony off master bedroom

Score Breakdown

ROI
19.38
Visual Appeal
12.2
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
4.96
Payback Speed
4
STR Suitability
4

Description

The property is being sold in its current condition. Please note that there is presently no Habitation (Licença de Utilização) issued for the property. In addition, the first-floor accommodation is not currently recognised as legal construction by the Câmara Municipal de Loulé and will require removal/alteration in ord

Location

📍 37.1188°N, 8.0093°W

· Loulé/Vilamoura, Algarve, Portugal

Listed by Quintas & Casas Loulé 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

House in Apra - Pedragosa, São Clemente

Loulé/Vilamoura · Golden Triangle · Ref BF-89314 Source verified · Idealista.pt · listed 1 Jul 2026
Asking price · Freehold
$483,696
Ownership
Freehold
Bedrooms
3
Bathrooms
3
Built area
174 m²
Land
4577 m²
True net yield
5.5%
≈ $4,430/mo net after costs & tax
5-yr total return (net + appreciation)
13.5% / yr avg
Payback in ~18 yrs from rent
Brixfox Score 78 · A

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

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Property details

Year built: 1981
Energy: C
Condition: good
View: garden

Description

The property is being sold in its current condition. Please note that there is presently no Habitation (Licença de Utilização) issued for the property. In addition, the first-floor accommodation is not currently recognised as legal construction by the Câmara Municipal de Loulé and will require removal/alteration in ord

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)
$409/night
50% ($188)Brixfox estimate($409/night)200% ($753)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Indicative
Yearly income
$35,664
Likely range $21,398 – $49,929
Airbnb data$409/night · 50% occupancy
Rental income
$409/night · 50% occ.
$68,584
Running costs (20%)
Utilities, cleaning, maintenance
-$13,717
Income tax (10%)
Indonesian rental income tax
-$19,203
Property tax
Annual property tax
-$0
Net income
7.4% ROI
$35,664

Investment Returns

After-tax net yield · all-in cost basis

Exact location

Net Yield · Fully-Managed · After Tax

5.5%

on all-in cost of $559,140

Scenario
Pre-tax
After-tax
Owner-managed
9.5%
8.4%
Fully-managed
6.5%
5.5%
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

12.3%

Annual Revenue

$68,584

Income Tax / yr

$6,001

Payback

18 yrs

True All-In Cost
Asking price$483,696
IMT — transfer tax (non-resident 7.5%)$36,277
Stamp duty (0.8%)$3,870
Notary + registry$2,174
Legal$5,950
Furnishing + STR launch$27,174
All-in cost$559,140

Growth & Exit Strategy

How your investment grows over time

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

$3.5M$2.6M$1.7M$864K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $445K
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 12: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$541K
+22%
Rental Income
+$174K
Total Position
$716K
+61%
10.0%/yr
Year 10
Capital Value
$659K
+48%
Rental Income
+$376K
Total Position
$1.0M
+133%
8.8%/yr
Year 20
Capital Value
$975K
+119%
Rental Income
+$882K
Total Position
$1.9M
+317%
7.4%/yr
Year 30
Capital Value
$1.4M
+224%
Rental Income
+$1.6M
Total Position
$3.0M
+575%
6.6%/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
7.4% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$376 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Strong
4577 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $376 — positioned in the top tier
Generous 4577 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 50% — 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

30% occ.
6.5%
$2,614/mo
40% occ.
8.6%
$3,485/mo
50% occ.
10.7%
$4,321/mo
current
60% occ.
12.9%
$5,192/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.