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Detached house in Centro Histórico Este de Loulé, São Clemente
Grade Avilla

Detached house in Centro Histórico Este de Loulé, São Clemente

Loulé/Vilamoura · Golden Triangle ·

€730,000

Asking Price (EUR)

Limited comps — indicative only

Revenue projections are based on limited comparable data (4 comps, 56% confidence).

10.0%

True Net Yield (Owner, all-in)

7.2%

True Net Yield (Managed, all-in)

12.1%

True Gross Yield

53%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 3.1 months ago and is currently at 26% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.78, occupancy cap 68%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €109,136/yr
Average Daily Rate: €565
Payback Period: 12.4 years
5-yr Capital Value: €846,270
10-yr Capital Value: €981,059
Brixfox Score: 76.7 / 100
Comparable Properties: 4
Data Confidence: 56%
Search Radius: 6 km

True Investment Cost

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

€901,640

+23.5% over asking

Asking price€730,000
IMT — Property transfer tax (investment schedule)€43,800
IS — Stamp duty (0.8%)€5,840
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€10,950
Total acquisition costs€61,840
Renovation (est. €200/m² × 281 m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		€56,200
(€28,100–€84,300)
Furnishing & STR launch (7bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€53,600
All-in investment (incl. renovation & furnishing)€901,640

Gross yield (asking price)

14.9%

True gross yield (all-in)

12.1%

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: 7
Building: 281 m²

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
25
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
5.29
Payback Speed
5
STR Suitability
4

Description

This impressive 2 apartments, located in the heart of Loulé, represents a rare and distinguished opportunity in the real estate market. With a generous T7 layout, including a master suite and a total of four bathrooms, the property offers the ideal configuration for large families, for those who value spacious living a

Location

📍 37.1310°N, 8.0230°W

· Loulé/Vilamoura, Algarve, Portugal

Listed via Idealista.pt
7-bedroom freehold villa in Loulé/Vilamoura — photo 1 of 1
Idealista.pt

Detached house in Centro Histórico Este de Loulé, São Clemente

Loulé/Vilamoura · Golden Triangle · Ref BF-94946 Source verified · Idealista.pt · listed 1 Jul 2026
Asking price · Freehold
$793,478
Ownership
Freehold
Bedrooms
7
Built area
281 m²
True net yield
8.0%
≈ $9,763/mo net after costs & tax
5-yr total return (net + appreciation)
15.4% / yr avg
Payback in ~12 yrs from rent
Brixfox Score 77 · A

What nearby Airbnbs actually earn

Brixfox tracks the live availability calendars of Airbnb listings around this property. The rates and occupancy below are observed from real bookings — this is the data behind every yield figure on this page.

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

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Airbnb Comp Analysis

Finding Airbnb comps...

Property details

Description

This impressive 2 apartments, located in the heart of Loulé, represents a rare and distinguished opportunity in the real estate market. With a generous T7 layout, including a master suite and a total of four bathrooms, the property offers the ideal configuration for large families, for those who value spacious living a

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$791/night
50% ($395)Brixfox estimate($791/night)200% ($1,581)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Indicative
Yearly income
$73,492
Likely range $44,095 – $102,888
Airbnb data$791/night · 53% occupancy
Rental income
$791/night · 53% occ.
$141,330
Running costs (20%)
Utilities, cleaning, maintenance
-$28,266
Income tax (28%)
Non-resident IRS (Cat. F)
-$39,573
Net income
9.3% ROI
$73,492

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

8.0%

Based on area comps — this property's exact location is unconfirmed

Scenario
Pre-tax
After-tax
Owner-managed
13.0%
11.7%
Fully-managed
9.4%
8.0%
After-tax nets ~28% non-resident IRS on AL income (simplified regime). Yields are on the all-in acquisition cost, not the asking price.

Gross Yield

15.7%

Annual Revenue

$141,330

Income Tax / yr

$12,366

Payback

12 yrs

True All-In Cost
Asking price$793,478
IMT — transfer tax (non-resident 7.5%)$59,511
Stamp duty (0.8%)$6,348
Notary + registry$2,174
Legal$9,760
Furnishing + STR launch$27,174
All-in cost$898,445

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Loulé/Vilamoura.

$6.4M$4.8M$3.2M$1.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $730K
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 10: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$888K
+22%
Rental Income
+$359K
Total Position
$1.2M
+71%
11.3%/yr
Year 10
Capital Value
$1.1M
+48%
Rental Income
+$775K
Total Position
$1.9M
+154%
9.8%/yr
Year 20
Capital Value
$1.6M
+119%
Rental Income
+$1.8M
Total Position
$3.4M
+368%
8.0%/yr
Year 30
Capital Value
$2.4M
+224%
Rental Income
+$3.2M
Total Position
$5.6M
+665%
7.0%/yr
Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. A vetted local management partner is already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

Vetted by Brixfox 8+ yrs operating 110+ properties managed ~2h guest response

Atlantic Stays Management

Vetted

Alojamento Local management, Lisbon to the Algarve

22%
Management fee
of rental revenue — already in your Managed figures

End-to-end AL management for international owners. We handle the licence, the platforms and the guests so your second home pays for itself.

What the fee covers

  • Listing setup & optimisation (Airbnb, Booking.com, VRBO)
  • Dynamic pricing & revenue management
  • 24/7 multilingual guest communication
  • Guided check-in / check-out & key handling
  • Professional cleaning, laundry & restocking
  • Maintenance & repairs coordination
  • Monthly owner statements & payouts
  • Guest screening & damage protection
  • Alojamento Local (AL) licence handling & renewals
  • SEF/AIMA guest registration & tourist-tax filing
Visit Atlantic Stays Management

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Conversational analysis — questions about this listing, answered from real data.

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
9.3% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$727 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 9.3% — outperforms most villas in this market
Premium nightly rate of $727 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 53% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

33% occ.
6.2%
$4,113/mo
43% occ.
8.1%
$5,364/mo
53% occ.
10.0%
$6,614/mo
current
63% occ.
11.9%
$7,865/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. Market factors in Portugal may impact actual yields.