Detached house, Em1305, São Clemente, Loulé
Detached house, Em1305, São Clemente, Loulé — image 2Detached house, Em1305, São Clemente, Loulé — image 3Detached house, Em1305, São Clemente, Loulé — image 4Detached house, Em1305, São Clemente, Loulé — image 5
Grade Bvillamid-range

Detached house, Em1305, São Clemente, Loulé

Loulé/Vilamoura · Golden Triangle ·

€1.2M

Asking Price (EUR)

0.9%

True Net Yield (Owner, all-in)

0.6%

True Net Yield (Managed, all-in)

1.3%

True Gross Yield

50%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 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: €30,161/yr
Average Daily Rate: €166
+9.0% vs area baselineImage quality 6/10 (-3%), Modern/contemporary style (+12%), Has pool (0%)
Payback Period: 49.0 years
5-yr Capital Value: €1.6M
10-yr Capital Value: €1.9M
Brixfox Score: 59.4 / 100
Comparable Properties: 5
Data Confidence: 65%
Search Radius: 3 km

True Investment Cost

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

€2.3M

+90.5% 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 (est. €900/m² × 1036 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€932,400
(€725,200–€1.1M)
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)€2.3M

Gross yield (asking price)

2.5%

True gross yield (all-in)

1.3%

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: 3
Bathrooms: 4
Building: 1036 m²
Land: 1036 m²
Style: contemporary
Condition: needs-renovation
Year Built: 2022
Energy Certificate: A
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large sliding glass doorsintegrated pool seating/steps

Score Breakdown

ROI
9.92
Visual Appeal
10.8
Ownership Security
13
Location
8.4
Land & Space
9.33
Rental Demand
4.99
Payback Speed
0
STR Suitability
3

Description

Contemporary Architecture House in Final Stages of Construction – Loulé, Rua de Betunes With 3 bedrooms, one of which is a suite 4 bathrooms Located in a quiet and privileged area of Loulé, this magnificent house is situated on a 1036 m² plot, offering an excellent balance between comfort, elegance and functionality.

Location

📍 37.1310°N, 7.9986°W

· Loulé/Vilamoura, Algarve, Portugal

View on Century21 Realty Art 3 →Also on Idealista.pt
Idealista.pt
Loulé/Vilamoura / Golden Triangle

Detached house, Em1305, São Clemente, Loulé

Inventory
3 Beds
Bathrooms
4 Baths
Built Area
1036 m²
Land Plot
1036 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 1.6% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score59
GradeB
Brixfox Intelligence
59BStrong
Score Breakdown
ROI & Yield65%
Capital Growth62%
Risk Profile61%
Market Demand59%

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
+7.7%
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
1.6%
$1,725/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
63.0 yr
Rental only

Property details

Year built: 2022
Energy: A
Condition: needs-renovation

Description

Contemporary Architecture House in Final Stages of Construction – Loulé, Rua de Betunes With 3 bedrooms, one of which is a suite 4 bathrooms Located in a quiet and privileged area of Loulé, this magnificent house is situated on a 1036 m² plot, offering an excellent balance between comfort, elegance and functionality.

Income Breakdown

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Nightly Rate (ADR)
$243/night
50% ($112)Brixfox estimate($243/night)200% ($446)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$20,694
Airbnb data$243/night · 50% occupancy
Rental income
$243/night · 50% occ.
$44,186
Running costs (20%)
Utilities, cleaning, maintenance
-$8,837
Income tax (10%)
Indonesian rental income tax
-$12,372
Property tax
Annual property tax
-$2,283
Net income
1.6% ROI
$20,694

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
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$1,013,478
($788,261–$1,238,696)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$35,543
All-in investment$2,482,554

Gross yield (asking)

3.4%

True gross yield (all-in)

1.8%

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.

$5.5M$4.1M$2.8M$1.4M$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 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.5M
+22%
Rental Income
+$101K
Total Position
$1.6M
+30%
5.4%/yr
Year 10
Capital Value
$1.8M
+48%
Rental Income
+$218K
Total Position
$2.0M
+66%
5.2%/yr
Year 20
Capital Value
$2.6M
+119%
Rental Income
+$512K
Total Position
$3.1M
+162%
4.9%/yr
Year 30
Capital Value
$3.9M
+224%
Rental Income
+$906K
Total Position
$4.8M
+300%
4.7%/yr

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
1.6% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$223 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Strong
1036 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $223 — positioned in the top tier
Generous 1036 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 1.6% 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.
1.3%
$1,359/mo
40% occ.
1.7%
$1,875/mo
50% occ.
2.2%
$2,387/mo
current
60% occ.
2.7%
$2,904/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.