Detached house in Areeiro - Vale Formoso, São Clemente
Detached house in Areeiro - Vale Formoso, São Clemente — image 2Detached house in Areeiro - Vale Formoso, São Clemente — image 3Detached house in Areeiro - Vale Formoso, São Clemente — image 4Detached house in Areeiro - Vale Formoso, São Clemente — image 5
Grade B+villaluxury

Detached house in Areeiro - Vale Formoso, São Clemente

Loulé/Vilamoura · Golden Triangle ·

€1.5M

Asking Price (EUR)

3.2%

True Net Yield (Owner, all-in)

2.2%

True Net Yield (Managed, all-in)

4.9%

True Gross Yield

59%

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: €83,194/yr
Average Daily Rate: €383
+21.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%), Has view (+10%), Luxury finish (+8%)
Payback Period: 22.5 years
5-yr Capital Value: €2.0M
10-yr Capital Value: €2.4M
Brixfox Score: 70.3 / 100
Comparable Properties: 9
Data Confidence: 63%
Search Radius: 4 km

True Investment Cost

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

€1.7M

+13.3% over asking

Asking price€1.5M
IMT — Property transfer tax (investment schedule)€112,500
IS — Stamp duty (0.8%)€12,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€22,500
Total acquisition costs€148,250
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€50,800
All-in investment (incl. renovation & furnishing)€1.7M

Gross yield (asking price)

5.5%

True gross yield (all-in)

4.9%

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: 4
Building: 290 m²
Land: 590 m²
Style: contemporary
Condition: excellent
Year Built: 2012
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

modern stone facadelarge sliding glass doorsspacious outdoor terrace

Score Breakdown

ROI
14.61
Visual Appeal
13.6
Ownership Security
13
Location
8.4
Land & Space
10.71
Rental Demand
5.94
Payback Speed
1
STR Suitability
3

Description

Fall in love with this incredible 3-bedroom villa! Located in Sitio dos Quartos, this magnificent three-bedroom villa combines sophistication, comfort, and modernity in one space. Fully renovated, it features a contemporary design and high-quality finishes, creating a warm and refined atmosphere. The modern, fully eq

Location

📍 37.1310°N, 8.0230°W

· Loulé/Vilamoura, Algarve, Portugal

View on Sortami - Mediação Imobiliária, Lda. →Also on Idealista.pt
Idealista.pt
Loulé/Vilamoura / Golden Triangle

Detached house in Areeiro - Vale Formoso, São Clemente

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

Grade B+ investment — short-term rental yields 3.7% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score70
GradeB+
Brixfox Intelligence
70B+Strong
Score Breakdown
ROI & Yield77%
Capital Growth74%
Risk Profile72%
Market Demand70%

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
+9.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$460K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.7%
$4,971/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
27.3 yr
Rental only

Property details

Year built: 2012
Energy: C
Condition: excellent

Description

Fall in love with this incredible 3-bedroom villa! Located in Sitio dos Quartos, this magnificent three-bedroom villa combines sophistication, comfort, and modernity in one space. Fully renovated, it features a contemporary design and high-quality finishes, creating a warm and refined atmosphere. The modern, fully eq

Income Breakdown

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Customize your projections
Nightly Rate (ADR)
$554/night
50% ($255)Brixfox estimate($554/night)200% ($1019)
Occupancy
59%
10%Brixfox estimate(59%)100%

Short-Term Rental

Yearly income
$59,651
Airbnb data$554/night · 59% occupancy
Rental income
$554/night · 59% occ.
$120,201
Running costs (20%)
Utilities, cleaning, maintenance
-$24,040
Income tax (10%)
Indonesian rental income tax
-$33,656
Property tax
Annual property tax
-$2,853
Net income
3.7% ROI
$59,651

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$1,630,435
IMT (transfer tax, investment schedule)$122,283
Imposto de Selo (stamp duty)$13,043
Notary & registration$1,359
Legal / due diligence$24,457
Total acquisition costs$161,141
RenovationMove-in ready
Furnishing & STR launch
3bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$53,043
All-in investment$1,844,620

Gross yield (asking)

7.4%

True gross yield (all-in)

6.5%

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.

$8.6M$6.4M$4.3M$2.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.5M
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.
Paid back
Year 21: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.8M
+22%
Rental Income
+$291K
Total Position
$2.1M
+41%
7.1%/yr
Year 10
Capital Value
$2.2M
+48%
Rental Income
+$629K
Total Position
$2.8M
+90%
6.6%/yr
Year 20
Capital Value
$3.3M
+119%
Rental Income
+$1.5M
Total Position
$4.8M
+217%
5.9%/yr
Year 30
Capital Value
$4.9M
+224%
Rental Income
+$2.6M
Total Position
$7.5M
+398%
5.5%/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
Average
3.7% annual return
Occupancy
Average
59% average occupancy
Nightly Rate
Strong
$510 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
590 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $510 — positioned in the top tier
Generous 590 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.7% is near 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

39% occ.
3.2%
$4,415/mo
49% occ.
4.1%
$5,594/mo
59% occ.
5.0%
$6,774/mo
current
69% occ.
5.9%
$7,954/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.