House in Em521, Areeiro - Vale Formoso, São Clemente
House in Em521, Areeiro - Vale Formoso, São Clemente — image 2House in Em521, Areeiro - Vale Formoso, São Clemente — image 3House in Em521, Areeiro - Vale Formoso, São Clemente — image 4House in Em521, Areeiro - Vale Formoso, São Clemente — image 5
Grade Bvillaluxury

House in Em521, Areeiro - Vale Formoso, São Clemente

Loulé/Vilamoura · Golden Triangle ·

€2.5M

Asking Price (EUR)

1.8%

True Net Yield (Owner, all-in)

1.3%

True Net Yield (Managed, all-in)

2.8%

True Gross Yield

29%

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: €79,548/yr
Average Daily Rate: €752
+14.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), No pool (-12%), Luxury finish (+8%)
Payback Period: 39.3 years
5-yr Capital Value: €3.3M
10-yr Capital Value: €4.0M
Brixfox Score: 64.9 / 100
Comparable Properties: 6
Data Confidence: 65%
Search Radius: 4 km

True Investment Cost

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

€2.8M

+12.2% over asking

Asking price€2.5M
IMT — Property transfer tax (investment schedule)€187,500
IS — Stamp duty (0.8%)€20,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€37,500
Total acquisition costs€246,250
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€59,650
All-in investment (incl. renovation & furnishing)€2.8M

Gross yield (asking price)

3.2%

True gross yield (all-in)

2.8%

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: 5
Building: 483 m²
Land: 1600 m²
Style: modern
Condition: new-build
Year Built: 2024
Energy Certificate: A+

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large glass sliding doorsbalcony with glass railingflat roof designminimalist exterior lighting

Score Breakdown

ROI
10.63
Visual Appeal
15
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
2.9
Payback Speed
0
STR Suitability
3

Description

Set in the peaceful residential area of Vale Formoso, just minutes from Almancil and close to Apolónia supermarket, this modern four-bedroom villa is designed for comfort, privacy, and outdoor living. With a total built area of 483 m² on a 1,600 m² plot, the property offers refined living in the heart of the Algarve, w

Location

📍 37.1310°N, 8.0230°W

· Loulé/Vilamoura, Algarve, Portugal

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Loulé/Vilamoura / Golden Triangle

House in Em521, Areeiro - Vale Formoso, São Clemente

Inventory
4 Beds
Bathrooms
5 Baths
Built Area
483 m²
Land Plot
1600 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 2.0% net return annually.

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The Investment

Brixfox Score65
GradeB
Brixfox Intelligence
65BStrong
Score Breakdown
ROI & Yield72%
Capital Growth68%
Risk Profile67%
Market Demand65%

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
+8.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$767K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.0%
$4,585/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
49.4 yr
Rental only

Property details

Year built: 2024
Energy: A+
Condition: new-build

Description

Set in the peaceful residential area of Vale Formoso, just minutes from Almancil and close to Apolónia supermarket, this modern four-bedroom villa is designed for comfort, privacy, and outdoor living. With a total built area of 483 m² on a 1,600 m² plot, the property offers refined living in the heart of the Algarve, w

Income Breakdown

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Nightly Rate (ADR)
$1,087/night
50% ($500)Brixfox estimate($1,087/night)200% ($1999)
Occupancy
29%
10%Brixfox estimate(29%)100%

Short-Term Rental

Yearly income
$55,020
Airbnb data$1,087/night · 29% occupancy
Rental income
$1,087/night · 29% occ.
$114,952
Running costs (20%)
Utilities, cleaning, maintenance
-$22,990
Income tax (10%)
Indonesian rental income tax
-$32,187
Property tax
Annual property tax
-$4,755
Net income
2.0% ROI
$55,020

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$2,717,391
IMT (transfer tax, investment schedule)$203,804
Imposto de Selo (stamp duty)$21,739
Notary & registration$1,359
Legal / due diligence$40,761
Total acquisition costs$267,663
RenovationMove-in ready
Furnishing & STR launch
4bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$62,663
All-in investment$3,047,717

Gross yield (asking)

4.2%

True gross yield (all-in)

3.8%

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.

$12.1M$9.1M$6.0M$3.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $2.5M
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
$3.0M
+22%
Rental Income
+$269K
Total Position
$3.3M
+32%
5.8%/yr
Year 10
Capital Value
$3.7M
+48%
Rental Income
+$580K
Total Position
$4.3M
+71%
5.5%/yr
Year 20
Capital Value
$5.5M
+119%
Rental Income
+$1.4M
Total Position
$6.8M
+174%
5.2%/yr
Year 30
Capital Value
$8.1M
+224%
Rental Income
+$2.4M
Total Position
$10.5M
+321%
4.9%/yr

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.0% annual return
Occupancy
Weak
29% average occupancy
Nightly Rate
Strong
$1000 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
1600 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1000 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 1600 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.0% 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.
2.9%
$6,544/mo
40% occ.
3.9%
$8,858/mo
29% occ.
2.8%
$6,308/mo
current
39% occ.
3.8%
$8,622/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.