T2 flat in São Clemente, Loulé
T2 flat in São Clemente, Loulé — image 2T2 flat in São Clemente, Loulé — image 3T2 flat in São Clemente, Loulé — image 4T2 flat in São Clemente, Loulé — image 5
Grade C+apartmentmid-range

T2 flat in São Clemente, Loulé

Loulé/Vilamoura · Golden Triangle ·

€499,000

Asking Price (EUR)

1.2%

True Net Yield (Owner, all-in)

0.8%

True Net Yield (Managed, all-in)

1.9%

True Gross Yield

27%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 months ago and is currently at 16% 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: €10,633/yr
Average Daily Rate: €107
-18.0% vs area baselineImage quality 6/10 (-3%), Dated style (-15%), Has pool (0%)
Payback Period: 58.2 years
5-yr Capital Value: €655,679
10-yr Capital Value: €797,733
Brixfox Score: 49.5 / 100
Comparable Properties: 11
Data Confidence: 74%
Search Radius: 3 km

True Investment Cost

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

€572,657

+14.8% over asking

Asking price€499,000
IMT — Property transfer tax (investment schedule)€27,750
IS — Stamp duty (0.8%)€3,992
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,485
Total acquisition costs€40,477
Renovation (est. €55/m² × 106 m²)
Light touch-ups — paint, fixtures, deep clean.		€5,830
(€3,180–€8,480)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€27,350
All-in investment (incl. renovation & furnishing)€572,657

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: 2
Bathrooms: 2
Building: 106 m²
Style: dated
Condition: good
Year Built: 2025
Energy Certificate: C
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
9.47
Visual Appeal
8.8
Ownership Security
13
Location
8.4
Land & Space
4.12
Rental Demand
2.73
Payback Speed
0
STR Suitability
3

Description

3 Bedroom Apartment Renovated in 2025 with Pool in Vilamoura Total Renovation in 2025 Fully refurbished flat, ready to debut. Living Room and Kitchen in Open Space Modern kitchen, equipped and integrated with the living room, with direct access to a spacious balcony. 3 Comfortable Bedrooms It includes a bedroom with a

Location

📍 37.1408°N, 7.9984°W

· Loulé/Vilamoura, Algarve, Portugal

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Loulé/Vilamoura / Golden Triangle

T2 flat in São Clemente, Loulé

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
106 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 Score50
GradeC+
Brixfox Intelligence
50C+Moderate
Score Breakdown
ROI & Yield55%
Capital Growth53%
Risk Profile53%
Market Demand50%

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%
+$153K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.3%
$592/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
76.4 yr
Rental only

Property details

Year built: 2025
Energy: C
Condition: good

Description

3 Bedroom Apartment Renovated in 2025 with Pool in Vilamoura Total Renovation in 2025 Fully refurbished flat, ready to debut. Living Room and Kitchen in Open Space Modern kitchen, equipped and integrated with the living room, with direct access to a spacious balcony. 3 Comfortable Bedrooms It includes a bedroom with a

Income Breakdown

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Nightly Rate (ADR)
$156/night
50% ($72)Brixfox estimate($156/night)200% ($286)
Occupancy
27%
10%Brixfox estimate(27%)100%

Short-Term Rental

Yearly income
$7,103
Airbnb data$156/night · 27% occupancy
Rental income
$156/night · 27% occ.
$15,485
Running costs (20%)
Utilities, cleaning, maintenance
-$3,097
Income tax (10%)
Indonesian rental income tax
-$4,336
Property tax
Annual property tax
-$949
Net income
1.3% ROI
$7,103

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$542,391
IMT (transfer tax, investment schedule)$30,163
Imposto de Selo (stamp duty)$4,339
Notary & registration$1,359
Legal / due diligence$8,136
Total acquisition costs$43,997
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$6,337
($3,457–$9,217)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$29,728
All-in investment$622,453

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.

$2.2M$1.7M$1.1M$555K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $499K
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
$607K
+22%
Rental Income
+$35K
Total Position
$642K
+29%
5.2%/yr
Year 10
Capital Value
$739K
+48%
Rental Income
+$75K
Total Position
$814K
+63%
5.0%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$176K
Total Position
$1.3M
+154%
4.8%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$311K
Total Position
$1.9M
+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
Weak
27% average occupancy
Nightly Rate
Good
$143 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

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.
2.0%
$914/mo
40% occ.
2.8%
$1,246/mo
27% occ.
1.8%
$824/mo
current
37% occ.
2.6%
$1,155/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.