House in Rua Pedro Correia de Barros Nn, Santa Catarina - Goncinha, São Clemente
House in Rua Pedro Correia de Barros Nn, Santa Catarina - Goncinha, São Clemente — image 2House in Rua Pedro Correia de Barros Nn, Santa Catarina - Goncinha, São Clemente — image 3House in Rua Pedro Correia de Barros Nn, Santa Catarina - Goncinha, São Clemente — image 4House in Rua Pedro Correia de Barros Nn, Santa Catarina - Goncinha, São Clemente — image 5
Grade Avillamid-range

House in Rua Pedro Correia de Barros Nn, Santa Catarina - Goncinha, São Clemente

Loulé/Vilamoura · Golden Triangle ·

€750,000

Asking Price (EUR)

6.6%

True Net Yield (Owner, all-in)

4.6%

True Net Yield (Managed, all-in)

10.2%

True Gross Yield

43%

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: €89,485/yr
Average Daily Rate: €569
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 10.5 years
5-yr Capital Value: €985,489
10-yr Capital Value: €1.2M
Brixfox Score: 76.6 / 100
Comparable Properties: 7
Data Confidence: 66%
Search Radius: 3 km

True Investment Cost

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

€875,400

+16.7% over asking

Asking price€750,000
IMT — Property transfer tax (investment schedule)€45,000
IS — Stamp duty (0.8%)€6,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,250
Total acquisition costs€63,500
Renovation (est. €55/m² × 300 m²)
Light touch-ups — paint, fixtures, deep clean.		€16,500
(€9,000–€24,000)
Furnishing & STR launch (5bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€45,400
All-in investment (incl. renovation & furnishing)€875,400

Gross yield (asking price)

11.9%

True gross yield (all-in)

10.2%

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: 300 m²
Land: 420 m²
Style: portuguese-traditional
Condition: good
Year Built: 2019
Energy Certificate: D
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

terraced architectureprivate balconiestiled roofs

Score Breakdown

ROI
22.48
Visual Appeal
12.8
Ownership Security
13
Location
8.4
Land & Space
8.59
Rental Demand
4.31
Payback Speed
4
STR Suitability
3

Description

This traditional 5-bedroom villa is located in Goncinha, just a short drive from the historic town of Loulé. Designed across three levels, it offers a practical layout for family living with well-proportioned rooms, multiple terraces, and a private pool. Its central position ensures excellent access to Faro Airport, Ma

Location

📍 37.1310°N, 8.0230°W

· Loulé/Vilamoura, Algarve, Portugal

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Loulé/Vilamoura / Golden Triangle

House in Rua Pedro Correia de Barros Nn, Santa Catarina - Goncinha, São Clemente

Inventory
5 Beds
Bathrooms
6 Baths
Built Area
300 m²
Land Plot
420 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 8.1% net return annually.

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The Investment

Brixfox Score77
GradeA
Brixfox Intelligence
77AExcellent
Score Breakdown
ROI & Yield85%
Capital Growth81%
Risk Profile78%
Market Demand77%

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.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+14.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$230K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.1%
$5,484/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
12.4 yr
Rental only

Property details

Year built: 2019
Energy: D
Condition: good

Description

This traditional 5-bedroom villa is located in Goncinha, just a short drive from the historic town of Loulé. Designed across three levels, it offers a practical layout for family living with well-proportioned rooms, multiple terraces, and a private pool. Its central position ensures excellent access to Faro Airport, Ma

Income Breakdown

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Nightly Rate (ADR)
$821/night
50% ($378)Brixfox estimate($821/night)200% ($1512)
Occupancy
43%
10%Brixfox estimate(43%)100%

Short-Term Rental

Yearly income
$65,805
Airbnb data$821/night · 43% occupancy
Rental income
$821/night · 43% occ.
$129,292
Running costs (20%)
Utilities, cleaning, maintenance
-$25,858
Income tax (10%)
Indonesian rental income tax
-$36,202
Property tax
Annual property tax
-$1,427
Net income
8.1% ROI
$65,805

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$815,217
IMT (transfer tax, investment schedule)$48,913
Imposto de Selo (stamp duty)$6,522
Notary & registration$1,359
Legal / due diligence$12,228
Total acquisition costs$69,022
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$17,935
($9,783–$26,087)
Furnishing & STR launch
5bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$47,174
All-in investment$949,348

Gross yield (asking)

15.9%

True gross yield (all-in)

13.6%

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.

$6.1M$4.6M$3.1M$1.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $750K
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 11: 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
$912K
+22%
Rental Income
+$321K
Total Position
$1.2M
+65%
10.5%/yr
Year 10
Capital Value
$1.1M
+48%
Rental Income
+$694K
Total Position
$1.8M
+141%
9.2%/yr
Year 20
Capital Value
$1.6M
+119%
Rental Income
+$1.6M
Total Position
$3.3M
+336%
7.6%/yr
Year 30
Capital Value
$2.4M
+224%
Rental Income
+$2.9M
Total Position
$5.3M
+608%
6.7%/yr

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.1% annual return
Occupancy
Weak
43% average occupancy
Nightly Rate
Strong
$756 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Good
420 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.1% — outperforms most villas in this market
Premium nightly rate of $756 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 43% — 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.
7.5%
$5,128/mo
40% occ.
10.1%
$6,877/mo
43% occ.
10.9%
$7,423/mo
current
53% occ.
13.5%
$9,172/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.