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

Detached house in Rua Betunes, São Clemente, Loulé

Loulé/Vilamoura · Golden Triangle ·

€1.2M

Asking Price (EUR)

1.0%

True Net Yield (Owner, all-in)

0.5%

True Net Yield (Managed, all-in)

2.0%

True Gross Yield

34%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.8 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: €28,128/yr
Average Daily Rate: €224
+33.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 263.7 years
5-yr Capital Value: €1.4M
10-yr Capital Value: €1.6M
Brixfox Score: 56.6 / 100
Comparable Properties: 7
Data Confidence: 75%
Search Radius: 2 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)

2.3%

True gross yield (all-in)

2.0%

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: contemporary
Condition: new-build
Energy Certificate: A+
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

flat roof sectionsintegrated poollarge glass doors

Score Breakdown

ROI
1.52
Visual Appeal
14.2
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
3.43
Payback Speed
0
STR Suitability
4

Description

Set on a generous plot of just over 1,000 m² in the established and increasingly sought-after area of Betunes, this recently completed single-level villa offers a clean architectural interpretation of modern Algarve living, prioritising privacy, light, and functional outdoor space. The property is organised around a c

Location

📍 37.1343°N, 8.0105°W

· Loulé/Vilamoura, Algarve, Portugal

Listed by QMS Real Estate via Idealista.pt
3-bedroom freehold villa in Loulé/Vilamoura — photo 1 of 5
Idealista.pt
3-bedroom freehold villa in Loulé/Vilamoura — photo 2 of 5
3-bedroom freehold villa in Loulé/Vilamoura — photo 3 of 5
3-bedroom freehold villa in Loulé/Vilamoura — photo 4 of 5
3-bedroom freehold villa in Loulé/Vilamoura — photo 5 of 5

Detached house in Rua Betunes, São Clemente, Loulé

Loulé/Vilamoura · Golden Triangle · Ref BF-21806 Source verified · Idealista.pt · listed 3 May 2026
Asking price · Freehold
$1,304,348
Ownership
Freehold
Bedrooms
3
Bathrooms
4
Built area
310 m²
Land
1036 m²
True net yield
0.4%
≈ $1,527/mo net after costs & tax
5-yr total return (net + appreciation)
7.6% / yr avg
Payback in ~264 yrs from rent
Brixfox Score 57 · 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

Energy: A+
Condition: new-build

Description

Set on a generous plot of just over 1,000 m² in the established and increasingly sought-after area of Betunes, this recently completed single-level villa offers a clean architectural interpretation of modern Algarve living, prioritising privacy, light, and functional outdoor space. The property is organised around a c

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)
$316/night
50% ($146)Brixfox estimate($316/night)200% ($582)
Occupancy
34%
10%Brixfox estimate(34%)100%

Short-Term Rental

Indicative
Yearly income
$19,089
Likely range $11,453 – $26,724
Airbnb data$316/night · 34% occupancy
Rental income
$316/night · 34% occ.
$36,709
Running costs (20%)
Utilities, cleaning, maintenance
-$7,342
Income tax (10%)
Indonesian rental income tax
-$10,278
Property tax
Annual property tax
-$0
Net income
1.5% ROI
$19,089

Investment Returns

After-tax net yield · all-in cost basis

Approx. location

Net Yield · Fully-Managed · After Tax

0.4%

on all-in cost of $1,455,326

Scenario
Pre-tax
After-tax
Owner-managed
1.3%
1.0%
Fully-managed
0.6%
0.4%
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

2.5%

Annual Revenue

$36,709

Income Tax / yr

$3,212

Payback

—

True All-In Cost
Asking price$1,304,348
IMT — transfer tax (non-resident 7.5%)$97,826
Stamp duty (0.8%)$10,435
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$1,455,326

Growth & Exit Strategy

How your investment grows over time

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

$5.4M$4.1M$2.7M$1.4M$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 15: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.5M
+22%
Rental Income
+$93K
Total Position
$1.6M
+29%
5.3%/yr
Year 10
Capital Value
$1.8M
+48%
Rental Income
+$201K
Total Position
$2.0M
+65%
5.1%/yr
Year 20
Capital Value
$2.6M
+119%
Rental Income
+$472K
Total Position
$3.1M
+158%
4.9%/yr
Year 30
Capital Value
$3.9M
+224%
Rental Income
+$835K
Total Position
$4.7M
+294%
4.7%/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
Weak
1.5% annual return
Occupancy
Weak
34% average occupancy
Nightly Rate
Strong
$291 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 $291 — 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 1.5% 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%
$2,021/mo
40% occ.
2.5%
$2,694/mo
34% occ.
2.1%
$2,313/mo
current
44% occ.
2.7%
$2,986/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.