House in São Clemente, Loulé
House in São Clemente, Loulé — image 2House in São Clemente, Loulé — image 3House in São Clemente, Loulé — image 4House in São Clemente, Loulé — image 5
Grade Bvillamid-range

House in São Clemente, Loulé

Loulé/Vilamoura · Golden Triangle ·

€660,000

Asking Price (EUR)

1.9%

True Net Yield (Owner, all-in)

1.3%

True Net Yield (Managed, all-in)

2.9%

True Gross Yield

41%

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: €21,389/yr
Average Daily Rate: €145
+10.0% vs area baselineModern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 38.5 years
5-yr Capital Value: €867,230
10-yr Capital Value: €1.1M
Brixfox Score: 64 / 100
Comparable Properties: 9
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.

€746,000

+13.0% over asking

Asking price€660,000
IMT — Property transfer tax (investment schedule)€39,600
IS — Stamp duty (0.8%)€5,280
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€9,900
Total acquisition costs€56,030
Renovation (est. €55/m² × 154 m²)
Light touch-ups — paint, fixtures, deep clean.		€8,470
(€4,620–€12,320)
Furnishing & STR launch (1bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€21,500
All-in investment (incl. renovation & furnishing)€746,000

Gross yield (asking price)

3.2%

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: 1
Bathrooms: 1
Building: 154 m²
Land: 687 m²
Style: contemporary
Condition: good
Year Built: 2013
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

panoramic viewspacious outdoor terracerattan outdoor furniture

Score Breakdown

ROI
10.7
Visual Appeal
12.8
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
4.05
Payback Speed
0
STR Suitability
3

Description

This charming two-storey villa is located in one of the most sought-after areas of Loulé and very close to Almancil in Vale Formoso. With a house area of 154.4 m² set on a plot of 687.4 m², this property offers a peaceful and convenient lifestyle. On floor 0 there is a large dining room area with kitchen that gives ac

Location

📍 37.1033°N, 8.0240°W

· Loulé/Vilamoura, Algarve, Portugal

View on Idealista.pt
Idealista.pt
Loulé/Vilamoura / Golden Triangle

House in São Clemente, Loulé

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
154 m²
Land Plot
687 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 2.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score64
GradeB
Brixfox Intelligence
64BStrong
Score Breakdown
ROI & Yield70%
Capital Growth67%
Risk Profile66%
Market Demand64%

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
+8.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$203K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.1%
$1,236/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
48.4 yr
Rental only

Property details

Year built: 2013
Energy: C
Condition: good

Description

This charming two-storey villa is located in one of the most sought-after areas of Loulé and very close to Almancil in Vale Formoso. With a house area of 154.4 m² set on a plot of 687.4 m², this property offers a peaceful and convenient lifestyle. On floor 0 there is a large dining room area with kitchen that gives ac

Income Breakdown

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Nightly Rate (ADR)
$209/night
50% ($96)Brixfox estimate($209/night)200% ($385)
Occupancy
41%
10%Brixfox estimate(41%)100%

Short-Term Rental

Yearly income
$14,836
Airbnb data$209/night · 41% occupancy
Rental income
$209/night · 41% occ.
$30,946
Running costs (20%)
Utilities, cleaning, maintenance
-$6,189
Income tax (10%)
Indonesian rental income tax
-$8,665
Property tax
Annual property tax
-$1,255
Net income
2.1% ROI
$14,836

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$717,391
IMT (transfer tax, investment schedule)$43,043
Imposto de Selo (stamp duty)$5,739
Notary & registration$1,359
Legal / due diligence$10,761
Total acquisition costs$60,902
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$9,207
($5,022–$13,391)
Furnishing & STR launch
1bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$21,196
All-in investment$808,696

Gross yield (asking)

4.3%

True gross yield (all-in)

3.8%

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.

$3.2M$2.4M$1.6M$802K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $660K
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 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$803K
+22%
Rental Income
+$72K
Total Position
$875K
+33%
5.8%/yr
Year 10
Capital Value
$977K
+48%
Rental Income
+$156K
Total Position
$1.1M
+72%
5.6%/yr
Year 20
Capital Value
$1.4M
+119%
Rental Income
+$367K
Total Position
$1.8M
+175%
5.2%/yr
Year 30
Capital Value
$2.1M
+224%
Rental Income
+$649K
Total Position
$2.8M
+323%
4.9%/yr

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.1% annual return
Occupancy
Weak
41% average occupancy
Nightly Rate
Good
$192 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
687 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Generous 687 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 2.1% 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.
2.1%
$1,231/mo
40% occ.
2.8%
$1,676/mo
current
41% occ.
2.8%
$1,701/mo
current
51% occ.
3.6%
$2,146/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.