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 ·

€360,000

Asking Price (EUR)

1.9%

True Net Yield (Owner, all-in)

1.3%

True Net Yield (Managed, all-in)

2.9%

True Gross Yield

23%

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: €12,285/yr
Average Daily Rate: €149
Payback Period: 36.6 years
5-yr Capital Value: €473,035
10-yr Capital Value: €575,519
Brixfox Score: 50.5 / 100
Comparable Properties: 5
Data Confidence: 80%
Search Radius: 2 km

True Investment Cost

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

€422,190

+17.3% over asking

Asking price€360,000
IMT — Property transfer tax (investment schedule)€16,630
IS — Stamp duty (0.8%)€2,880
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,400
Total acquisition costs€26,160
Renovation (est. €55/m² × 106 m²)
Light touch-ups — paint, fixtures, deep clean.		€5,830
(€3,180–€8,480)
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)€422,190

Gross yield (asking price)

3.4%

True gross yield (all-in)

2.9%

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: 3
Bathrooms: 2
Building: 106 m²
Style: portuguese-traditional
Condition: good
Year Built: 1988
Energy Certificate: D
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AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

bandstand in square

Score Breakdown

ROI
10.9
Visual Appeal
8.8
Ownership Security
13
Location
8.4
Land & Space
4.12
Rental Demand
2.26
Payback Speed
0
STR Suitability
3

Description

This flat was designed for those who value space, light and privacy. The sun exposure to the south envelops each room in constant luminosity, while the terraces invite you to experience the Algarve's climate to the fullest. The surroundings offer everyday convenience and serenity, creating a rare balance between centra

Location

📍 37.1386°N, 8.0190°W

· Loulé/Vilamoura, Algarve, Portugal

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Idealista.pt
Loulé/Vilamoura / Golden Triangle

T3 flat in São Clemente, Loulé

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

Grade C+ investment — short-term rental yields 2.2% net return annually.

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The Investment

Brixfox Score51
GradeC+
Brixfox Intelligence
51C+Moderate
Score Breakdown
ROI & Yield56%
Capital Growth54%
Risk Profile53%
Market Demand51%

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.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+8.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$111K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.2%
$713/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
45.7 yr
Rental only

Property details

Year built: 1988
Energy: D
Condition: good

Description

This flat was designed for those who value space, light and privacy. The sun exposure to the south envelops each room in constant luminosity, while the terraces invite you to experience the Algarve's climate to the fullest. The surroundings offer everyday convenience and serenity, creating a rare balance between centra

Income Breakdown

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Nightly Rate (ADR)
$215/night
50% ($99)Brixfox estimate($215/night)200% ($396)
Occupancy
23%
10%Brixfox estimate(23%)100%

Short-Term Rental

Yearly income
$8,555
Airbnb data$215/night · 23% occupancy
Rental income
$215/night · 23% occ.
$17,768
Running costs (20%)
Utilities, cleaning, maintenance
-$3,554
Income tax (10%)
Indonesian rental income tax
-$4,975
Property tax
Annual property tax
-$685
Net income
2.2% ROI
$8,555

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$391,304
IMT (transfer tax, investment schedule)$18,076
Imposto de Selo (stamp duty)$3,130
Notary & registration$1,359
Legal / due diligence$5,870
Total acquisition costs$28,435
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$6,337
($3,457–$9,217)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$458,902

Gross yield (asking)

4.5%

True gross yield (all-in)

3.9%

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.

$1.8M$1.3M$887K$443K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $360K
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 30: 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
$438K
+22%
Rental Income
+$42K
Total Position
$480K
+33%
5.9%/yr
Year 10
Capital Value
$533K
+48%
Rental Income
+$90K
Total Position
$623K
+73%
5.6%/yr
Year 20
Capital Value
$789K
+119%
Rental Income
+$211K
Total Position
$1.0M
+178%
5.2%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$374K
Total Position
$1.5M
+328%
5.0%/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
2.2% annual return
Occupancy
Weak
23% average occupancy
Nightly Rate
Good
$198 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 2.2% 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.
4.0%
$1,319/mo
40% occ.
5.5%
$1,778/mo
23% occ.
3.0%
$980/mo
current
33% occ.
4.4%
$1,438/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.