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Detached house in Em521-1, Areeiro - Vale Formoso, São Clemente
Detached house in Em521-1, Areeiro - Vale Formoso, São Clemente — image 2Detached house in Em521-1, Areeiro - Vale Formoso, São Clemente — image 3Detached house in Em521-1, Areeiro - Vale Formoso, São Clemente — image 4Detached house in Em521-1, Areeiro - Vale Formoso, São Clemente — image 5
Grade Bvillaluxury

Detached house in Em521-1, Areeiro - Vale Formoso, São Clemente

Loulé/Vilamoura · Golden Triangle ·

€2.5M

Asking Price (EUR)

2.0%

True Net Yield (Owner, all-in)

1.3%

True Net Yield (Managed, all-in)

2.9%

True Gross Yield

50%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.9 months ago and is currently at 24% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.77, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €83,638/yr
Average Daily Rate: €461
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 78.9 years
5-yr Capital Value: €3.0M
10-yr Capital Value: €3.4M
Brixfox Score: 62.3 / 100
Comparable Properties: 6
Data Confidence: 71%
Search Radius: 3 km

True Investment Cost

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

€2.9M

+12.6% over asking

Asking price€2.5M
IMT — Property transfer tax (investment schedule)€191,250
IS — Stamp duty (0.8%)€20,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€38,250
Total acquisition costs€251,150
Renovation€0 — move-in ready
Furnishing & STR launch (5bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€71,000
All-in investment (incl. renovation & furnishing)€2.9M

Gross yield (asking price)

3.3%

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: 5
Bathrooms: 5
Building: 405 m²
Land: 975 m²
Style: contemporary
Condition: excellent
Year Built: 2011
Energy Certificate: B-
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

multi-level terracesinfinity poollandscaped gardensmodern interior lighting

Score Breakdown

ROI
5.08
Visual Appeal
15.6
Ownership Security
13
Location
8.4
Land & Space
11.21
Rental Demand
4.97
Payback Speed
0
STR Suitability
4

Description

Discover luxurious living in this fully renovated villa located in the prestigious area of The Crest, Almancil. This exquisite property is situated on a generous 975 m² plot and offers 5 spacious bedrooms and 5 modern bathrooms, making it perfect for a large family or for hosting guests. With a net built area of 189,25

Location

📍 37.1310°N, 8.0230°W

· Loulé/Vilamoura, Algarve, Portugal

View this property on XP | Chestertons →Listed via Idealista.pt
5-bedroom freehold villa in Loulé/Vilamoura — photo 1 of 5
XP | Chestertons
5-bedroom freehold villa in Loulé/Vilamoura — photo 2 of 5
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5-bedroom freehold villa in Loulé/Vilamoura — photo 4 of 5
5-bedroom freehold villa in Loulé/Vilamoura — photo 5 of 5

Detached house in Em521-1, Areeiro - Vale Formoso, São Clemente

Loulé/Vilamoura · Golden Triangle · Ref BF-195 Source verified · XP | Chestertons · listed 3 Jun 2026
Asking price · Freehold
$2,771,739
View original listing
Ownership
Freehold
Bedrooms
5
Bathrooms
5
Built area
405 m²
Land
975 m²
True net yield
1.3%
≈ $6,132/mo net after costs & tax
5-yr total return (net + appreciation)
8.2% / yr avg
Payback in ~79 yrs from rent
Brixfox Score 62 · B

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

Year built: 2011
Energy: B-
Condition: excellent

Description

Discover luxurious living in this fully renovated villa located in the prestigious area of The Crest, Almancil. This exquisite property is situated on a generous 975 m² plot and offers 5 spacious bedrooms and 5 modern bathrooms, making it perfect for a large family or for hosting guests. With a net built area of 189,25

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)
$648/night
50% ($298)Brixfox estimate($648/night)200% ($1192)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Indicative
Yearly income
$56,614
Likely range $33,968 – $79,260
Airbnb data$648/night · 50% occupancy
Rental income
$648/night · 50% occ.
$108,874
Running costs (20%)
Utilities, cleaning, maintenance
-$21,775
Income tax (10%)
Indonesian rental income tax
-$30,485
Property tax
Annual property tax
-$0
Net income
2.0% ROI
$56,614

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

1.3%

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

Scenario
Pre-tax
After-tax
Owner-managed
2.4%
2.1%
Fully-managed
1.6%
1.3%
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

3.6%

Annual Revenue

$108,874

Income Tax / yr

$9,526

Payback

79 yrs

True All-In Cost
Asking price$2,771,739
IMT — transfer tax (non-resident 7.5%)$207,880
Stamp duty (0.8%)$22,174
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$3,044,511

Growth & Exit Strategy

How your investment grows over time

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

$12.4M$9.3M$6.2M$3.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $2.5M
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.
2x return
Year 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$3.1M
+22%
Rental Income
+$277K
Total Position
$3.4M
+33%
5.8%/yr
Year 10
Capital Value
$3.8M
+48%
Rental Income
+$597K
Total Position
$4.4M
+71%
5.5%/yr
Year 20
Capital Value
$5.6M
+119%
Rental Income
+$1.4M
Total Position
$7.0M
+174%
5.2%/yr
Year 30
Capital Value
$8.3M
+224%
Rental Income
+$2.5M
Total Position
$10.7M
+322%
4.9%/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

Ask Brixfox AI

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

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.0% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$596 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
975 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $596 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 975 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.0% 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.
1.8%
$4,140/mo
40% occ.
2.4%
$5,520/mo
50% occ.
3.0%
$6,859/mo
current
60% occ.
3.6%
$8,239/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.