Detached house, Betunes, São Clemente, Loulé
Grade C+villamid-range

Detached house, Betunes, São Clemente, Loulé

Loulé/Vilamoura · Golden Triangle ·

€1.2M

Asking Price (EUR)

1.2%

True Net Yield (Owner, all-in)

0.9%

True Net Yield (Managed, all-in)

1.9%

True Gross Yield

46%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.6 months ago and is currently at 14% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €25,494/yr
Average Daily Rate: €152
Payback Period: 57.9 years
5-yr Capital Value: €1.6M
10-yr Capital Value: €1.9M
Brixfox Score: 54.5 / 100
Comparable Properties: 3
Data Confidence: 74%
Search Radius: 2 km

True Investment Cost

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

€1.4M

+12.8% over asking

Asking price€1.2M
IMT — Property transfer tax (investment schedule)€90,000
IS — Stamp duty (0.8%)€9,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€18,000
Total acquisition costs€118,850
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€34,700
All-in investment (incl. renovation & furnishing)€1.4M

Gross yield (asking price)

2.1%

True gross yield (all-in)

1.9%

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: 3
Building: 249 m²
Style: contemporary
Condition: excellent
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

u-shaped architecturelarge sliding glass doorsprivate courtyard with pool

Score Breakdown

ROI
9.48
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
4.59
Payback Speed
0
STR Suitability
3

Description

**Modern Luxury V3 Villa in Loulé - Unique Opportunity! ** Discover this incredible modern architecture V3 villa, under construction, which promises to be the home of your dreams. With a privileged location just minutes from the center of Loulé, this property stands out for its harmonious integration between indoor a

Location

📍 37.1310°N, 8.0230°W

· Loulé/Vilamoura, Algarve, Portugal

View on Chave Nova Vilamoura →Also on Idealista.pt
Idealista.pt
Loulé/Vilamoura / Golden Triangle

Detached house, Betunes, São Clemente, Loulé

Inventory
3 Beds
Bathrooms
0 Baths
Built Area
249 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade C+ investment — short-term rental yields 1.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score55
GradeC+
Brixfox Intelligence
55C+Moderate
Score Breakdown
ROI & Yield61%
Capital Growth58%
Risk Profile57%
Market Demand55%

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.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+7.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$368K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.3%
$1,431/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
75.9 yr
Rental only

Property details

Condition: excellent

Description

**Modern Luxury V3 Villa in Loulé - Unique Opportunity! ** Discover this incredible modern architecture V3 villa, under construction, which promises to be the home of your dreams. With a privileged location just minutes from the center of Loulé, this property stands out for its harmonious integration between indoor a

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$223/night
50% ($103)Brixfox estimate($223/night)200% ($411)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$17,174
Airbnb data$223/night · 46% occupancy
Rental income
$223/night · 46% occ.
$37,416
Running costs (20%)
Utilities, cleaning, maintenance
-$7,483
Income tax (10%)
Indonesian rental income tax
-$10,477
Property tax
Annual property tax
-$2,283
Net income
1.3% ROI
$17,174

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$1,304,348
IMT (transfer tax, investment schedule)$97,826
Imposto de Selo (stamp duty)$10,435
Notary & registration$1,359
Legal / due diligence$19,565
Total acquisition costs$129,185
RenovationMove-in ready
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$35,543
All-in investment$1,469,076

Gross yield (asking)

2.9%

True gross yield (all-in)

2.5%

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.

$5.3M$4.0M$2.7M$1.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $1.2M
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.
2x return
Year 15: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.5M
+22%
Rental Income
+$84K
Total Position
$1.5M
+29%
5.2%/yr
Year 10
Capital Value
$1.8M
+48%
Rental Income
+$181K
Total Position
$2.0M
+63%
5.0%/yr
Year 20
Capital Value
$2.6M
+119%
Rental Income
+$425K
Total Position
$3.1M
+154%
4.8%/yr
Year 30
Capital Value
$3.9M
+224%
Rental Income
+$752K
Total Position
$4.6M
+287%
4.6%/yr

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
1.3% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$205 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $205 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.3% 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.
1.1%
$1,236/mo
40% occ.
1.6%
$1,711/mo
46% occ.
1.8%
$1,992/mo
current
56% occ.
2.3%
$2,468/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.