Detached house in Em525, Santa Luzia, São Clemente
Detached house in Em525, Santa Luzia, São Clemente — image 2Detached house in Em525, Santa Luzia, São Clemente — image 3Detached house in Em525, Santa Luzia, São Clemente — image 4Detached house in Em525, Santa Luzia, São Clemente — image 5
Grade Bvillamid-range

Detached house in Em525, Santa Luzia, São Clemente

Loulé/Vilamoura · Golden Triangle ·

€699,900

Asking Price (EUR)

1.1%

True Net Yield (Owner, all-in)

0.8%

True Net Yield (Managed, all-in)

1.7%

True Gross Yield

9%

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: €14,037/yr
Average Daily Rate: €422
Payback Period: 62.3 years
5-yr Capital Value: €919,658
10-yr Capital Value: €1.1M
Brixfox Score: 56.4 / 100
Comparable Properties: 6
Data Confidence: 62%
Search Radius: 4 km

True Investment Cost

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

€811,367

+15.9% over asking

Asking price€699,900
IMT — Property transfer tax (investment schedule)€41,994
IS — Stamp duty (0.8%)€5,599
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€10,499
Total acquisition costs€59,342
Renovation (est. €55/m² × 265 m²)
Light touch-ups — paint, fixtures, deep clean.		€14,575
(€7,950–€21,200)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€37,550
All-in investment (incl. renovation & furnishing)€811,367

Gross yield (asking price)

2.0%

True gross yield (all-in)

1.7%

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: 4
Bathrooms: 3
Building: 265 m²
Land: 2646 m²
Style: portuguese-traditional
Condition: good
Year Built: 2009
Energy Certificate: D
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AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional red tile roofyellow facadegreen shutters

Score Breakdown

ROI
9.32
Visual Appeal
9.8
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
0.91
Payback Speed
0
STR Suitability
3

Description

Excellent bi-family house for sale in Loulé, located in São Clemente, just 3 km from the city centre, in a quiet area surrounded by nature. With two fully independent entrances, this property is ideal for private living, two families, investment, or a commercial project, offering a rare level of flexibility in today's

Location

📍 37.0870°N, 8.7290°W

· Loulé/Vilamoura, Algarve, Portugal

View on Kasas e Kasas - Algarve Property Mediação Imobiliária, Lda →Also on Idealista.pt
Idealista.pt
Loulé/Vilamoura / Golden Triangle

Detached house in Em525, Santa Luzia, São Clemente

Inventory
4 Beds
Bathrooms
3 Baths
Built Area
265 m²
Land Plot
2646 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 1.2% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score56
GradeB
Brixfox Intelligence
56BStrong
Score Breakdown
ROI & Yield62%
Capital Growth59%
Risk Profile58%
Market Demand56%

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
+7.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$215K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.2%
$768/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
82.5 yr
Rental only

Property details

Year built: 2009
Energy: D
Condition: good

Description

Excellent bi-family house for sale in Loulé, located in São Clemente, just 3 km from the city centre, in a quiet area surrounded by nature. With two fully independent entrances, this property is ideal for private living, two families, investment, or a commercial project, offering a rare level of flexibility in today's

Income Breakdown

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Nightly Rate (ADR)
$610/night
50% ($281)Brixfox estimate($610/night)200% ($1122)
Occupancy
9%
10%Brixfox estimate(9%)100%

Short-Term Rental

Yearly income
$9,216
Airbnb data$610/night · 9% occupancy
Rental income
$610/night · 9% occ.
$20,284
Running costs (20%)
Utilities, cleaning, maintenance
-$4,057
Income tax (10%)
Indonesian rental income tax
-$5,679
Property tax
Annual property tax
-$1,331
Net income
1.2% ROI
$9,216

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$760,761
IMT (transfer tax, investment schedule)$45,646
Imposto de Selo (stamp duty)$6,086
Notary & registration$1,359
Legal / due diligence$11,412
Total acquisition costs$64,502
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$15,842
($8,641–$23,043)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$38,641
All-in investment$879,747

Gross yield (asking)

2.7%

True gross yield (all-in)

2.3%

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.

$3.1M$2.3M$1.5M$769K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $700K
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
$852K
+22%
Rental Income
+$45K
Total Position
$897K
+28%
5.1%/yr
Year 10
Capital Value
$1.0M
+48%
Rental Income
+$97K
Total Position
$1.1M
+62%
4.9%/yr
Year 20
Capital Value
$1.5M
+119%
Rental Income
+$228K
Total Position
$1.8M
+152%
4.7%/yr
Year 30
Capital Value
$2.3M
+224%
Rental Income
+$403K
Total Position
$2.7M
+282%
4.6%/yr

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
1.2% annual return
Occupancy
Weak
9% average occupancy
Nightly Rate
Strong
$561 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Strong
2646 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $561 — positioned in the top tier
Generous 2646 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
Yield of 1.2% 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.
6.0%
$3,785/mo
40% occ.
8.0%
$5,084/mo
9% occ.
1.7%
$1,072/mo
current
19% occ.
3.7%
$2,371/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.