Detached house in São Clemente, Loulé
Detached house in São Clemente, Loulé — image 2Detached house in São Clemente, Loulé — image 3Detached house in São Clemente, Loulé — image 4Detached house in São Clemente, Loulé — image 5
Grade Bvillaluxury

Detached house in São Clemente, Loulé

Loulé/Vilamoura · Golden Triangle ·

€1.2M

Asking Price (EUR)

1.0%

True Net Yield (Owner, all-in)

0.7%

True Net Yield (Managed, all-in)

1.6%

True Gross Yield

24%

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: €21,375/yr
Average Daily Rate: €246
+23.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Luxury finish (+8%)
Payback Period: 69.7 years
5-yr Capital Value: €1.6M
10-yr Capital Value: €1.9M
Brixfox Score: 62.1 / 100
Comparable Properties: 8
Data Confidence: 69%
Search Radius: 3 km

True Investment Cost

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

€1.4M

+14.3% 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€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€53,300
All-in investment (incl. renovation & furnishing)€1.4M

Gross yield (asking price)

1.8%

True gross yield (all-in)

1.6%

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: 310 m²
Land: 1036 m²
Style: modern
Condition: new-build
Energy Certificate: A
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large sliding glass doorsintegrated outdoor living spacesclean architectural lines

Score Breakdown

ROI
9.08
Visual Appeal
14.2
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
2.38
Payback Speed
0
STR Suitability
3

Description

Magnificent new luxury T3 house, single-story with a unique design that blends typical and modern details. Composed of 3 bedrooms, 4 bathrooms, laundry room, spacious living room with 48.96 m² and a fully equipped kitchen with 28.20m². All rooms have access to the interior patio with a generous garden and swimming pool

Location

📍 37.1402°N, 7.9969°W

· Loulé/Vilamoura, Algarve, Portugal

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Idealista.pt
Loulé/Vilamoura / Golden Triangle

Detached house in São Clemente, Loulé

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

Grade B investment — short-term rental yields 1.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score62
GradeB
Brixfox Intelligence
62BStrong
Score Breakdown
ROI & Yield68%
Capital Growth65%
Risk Profile64%
Market Demand62%

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
+7.2%
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
1.1%
$1,157/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
93.9 yr
Rental only

Property details

Energy: A
Condition: new-build

Description

Magnificent new luxury T3 house, single-story with a unique design that blends typical and modern details. Composed of 3 bedrooms, 4 bathrooms, laundry room, spacious living room with 48.96 m² and a fully equipped kitchen with 28.20m². All rooms have access to the interior patio with a generous garden and swimming pool

Income Breakdown

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Nightly Rate (ADR)
$358/night
50% ($165)Brixfox estimate($358/night)200% ($659)
Occupancy
24%
10%Brixfox estimate(24%)100%

Short-Term Rental

Yearly income
$13,889
Airbnb data$358/night · 24% occupancy
Rental income
$358/night · 24% occ.
$31,099
Running costs (20%)
Utilities, cleaning, maintenance
-$6,220
Income tax (10%)
Indonesian rental income tax
-$8,708
Property tax
Annual property tax
-$2,283
Net income
1.1% ROI
$13,889

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
RenovationMove-in ready
Furnishing & STR launch
3bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$55,761
All-in investment$1,489,293

Gross yield (asking)

2.4%

True gross yield (all-in)

2.1%

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.

$5.2M$3.9M$2.6M$1.3M$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 16: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.5M
+22%
Rental Income
+$68K
Total Position
$1.5M
+27%
4.9%/yr
Year 10
Capital Value
$1.8M
+48%
Rental Income
+$146K
Total Position
$1.9M
+60%
4.8%/yr
Year 20
Capital Value
$2.6M
+119%
Rental Income
+$343K
Total Position
$3.0M
+148%
4.6%/yr
Year 30
Capital Value
$3.9M
+224%
Rental Income
+$608K
Total Position
$4.5M
+275%
4.5%/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
1.1% annual return
Occupancy
Weak
24% average occupancy
Nightly Rate
Strong
$330 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
1036 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $330 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 1036 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.1% 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.
1.9%
$2,098/mo
40% occ.
2.6%
$2,861/mo
24% occ.
1.5%
$1,624/mo
current
34% occ.
2.2%
$2,387/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.