T3 flat in São Clemente, Loulé
T3 flat in São Clemente, Loulé — image 2T3 flat in São Clemente, Loulé — image 3T3 flat in São Clemente, Loulé — image 4T3 flat in São Clemente, Loulé — image 5
Grade C+apartmentmid-range

T3 flat in São Clemente, Loulé

Loulé/Vilamoura · Golden Triangle ·

€470,000

Asking Price (EUR)

2.4%

True Net Yield (Owner, all-in)

1.7%

True Net Yield (Managed, all-in)

3.7%

True Gross Yield

28%

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: €19,847/yr
Average Daily Rate: €191
+10.0% vs area baselineModern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 29.6 years
5-yr Capital Value: €617,573
10-yr Capital Value: €751,372
Brixfox Score: 54.1 / 100
Comparable Properties: 7
Data Confidence: 78%
Search Radius: 2 km

True Investment Cost

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

€537,690

+14.4% over asking

Asking price€470,000
IMT — Property transfer tax (investment schedule)€25,430
IS — Stamp duty (0.8%)€3,760
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,050
Total acquisition costs€37,490
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€30,200
All-in investment (incl. renovation & furnishing)€537,690

Gross yield (asking price)

4.2%

True gross yield (all-in)

3.7%

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: 3
Bathrooms: 2
Building: 144 m²
Style: modern
Condition: new-build
Year Built: 2021
Energy Certificate: A
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
11.81
Visual Appeal
10.2
Ownership Security
13
Location
8.4
Land & Space
4.88
Rental Demand
2.84
Payback Speed
0
STR Suitability
3

Description

We present this elegant 3-bedroom apartment, with 123 m², located in a distinctive traditional-style building, in the heart of Loulé (São Sebastião). The property stands out for its generous areas, functionality and excellent natural light, making it ideal both as a permanent residence and a quality investment. ? Apar

Location

📍 37.1333°N, 8.0147°W

· Loulé/Vilamoura, Algarve, Portugal

View on SIM Invest →Also on Idealista.pt
Idealista.pt
Loulé/Vilamoura / Golden Triangle

T3 flat in São Clemente, Loulé

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

Grade C+ investment — short-term rental yields 2.7% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score54
GradeC+
Brixfox Intelligence
54C+Moderate
Score Breakdown
ROI & Yield59%
Capital Growth57%
Risk Profile56%
Market Demand54%

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
+8.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$144K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.7%
$1,170/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
36.4 yr
Rental only

Property details

Year built: 2021
Energy: A
Condition: new-build

Description

We present this elegant 3-bedroom apartment, with 123 m², located in a distinctive traditional-style building, in the heart of Loulé (São Sebastião). The property stands out for its generous areas, functionality and excellent natural light, making it ideal both as a permanent residence and a quality investment. ? Apar

Income Breakdown

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Nightly Rate (ADR)
$277/night
50% ($127)Brixfox estimate($277/night)200% ($509)
Occupancy
28%
10%Brixfox estimate(28%)100%

Short-Term Rental

Yearly income
$14,036
Airbnb data$277/night · 28% occupancy
Rental income
$277/night · 28% occ.
$28,711
Running costs (20%)
Utilities, cleaning, maintenance
-$5,742
Income tax (10%)
Indonesian rental income tax
-$8,039
Property tax
Annual property tax
-$894
Net income
2.7% ROI
$14,036

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$510,870
IMT (transfer tax, investment schedule)$27,641
Imposto de Selo (stamp duty)$4,087
Notary & registration$1,359
Legal / due diligence$7,663
Total acquisition costs$40,750
RenovationMove-in ready
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$584,446

Gross yield (asking)

5.6%

True gross yield (all-in)

4.9%

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.

$2.5M$1.8M$1.2M$615K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $470K
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.
Paid back
Year 25: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$572K
+22%
Rental Income
+$69K
Total Position
$640K
+36%
6.4%/yr
Year 10
Capital Value
$696K
+48%
Rental Income
+$148K
Total Position
$844K
+80%
6.0%/yr
Year 20
Capital Value
$1.0M
+119%
Rental Income
+$347K
Total Position
$1.4M
+193%
5.5%/yr
Year 30
Capital Value
$1.5M
+224%
Rental Income
+$614K
Total Position
$2.1M
+355%
5.2%/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
2.7% annual return
Occupancy
Weak
28% average occupancy
Nightly Rate
Strong
$255 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $255 — 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 2.7% 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.
4.0%
$1,694/mo
40% occ.
5.4%
$2,284/mo
28% occ.
3.8%
$1,600/mo
current
38% occ.
5.1%
$2,190/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.