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House, Casa Katura, Sitio de Betunes, Loule, São Clemente, Loulé
House, Casa Katura, Sitio de Betunes, Loule, São Clemente, Loulé — image 2House, Casa Katura, Sitio de Betunes, Loule, São Clemente, Loulé — image 3House, Casa Katura, Sitio de Betunes, Loule, São Clemente, Loulé — image 4House, Casa Katura, Sitio de Betunes, Loule, São Clemente, Loulé — image 5
Grade Avillamid-range

House, Casa Katura, Sitio de Betunes, Loule, São Clemente, Loulé

Loulé/Vilamoura · Golden Triangle ·

€495,000

Asking Price (EUR)

9.0%

True Net Yield (Owner, all-in)

6.4%

True Net Yield (Managed, all-in)

11.2%

True Gross Yield

60%

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: €70,019/yr
Average Daily Rate: €321
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 14.1 years
5-yr Capital Value: €573,841
10-yr Capital Value: €665,239
Brixfox Score: 79.7 / 100
Comparable Properties: 7
Data Confidence: 62%
Search Radius: 4 km

True Investment Cost

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

€622,965

+25.9% over asking

Asking price€495,000
IMT — Property transfer tax (investment schedule)€27,430
IS — Stamp duty (0.8%)€3,960
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,425
Total acquisition costs€40,065
Renovation (est. €55/m² × 870 m²)
Light touch-ups — paint, fixtures, deep clean.		€47,850
(€26,100–€69,600)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€40,050
All-in investment (incl. renovation & furnishing)€622,965

Gross yield (asking price)

14.2%

True gross yield (all-in)

11.2%

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: 4
Bathrooms: 3
Building: 870 m²
Land: 870 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: D
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

balustradeterraced landscaping

Score Breakdown

ROI
23.16
Visual Appeal
10.8
Ownership Security
13
Location
8.4
Land & Space
9.33
Rental Demand
5.98
Payback Speed
5
STR Suitability
4

Description

Escape to the charming city of Loulé and discover this delightful villa, now available for purchase. Set on a generous plot of land, complete with a private swimming pool, this beautifully maintained property offers a serene retreat away from the busyness of urban life.   Inside, the villa boasts a spacious and invitin

Location

📍 37.1314°N, 7.9911°W

· Loulé/Vilamoura, Algarve, Portugal

View this property on OliveHomes.com →Listed via Idealista.pt
4-bedroom freehold villa in Loulé/Vilamoura — photo 1 of 5
OliveHomes.com
4-bedroom freehold villa in Loulé/Vilamoura — photo 2 of 5
4-bedroom freehold villa in Loulé/Vilamoura — photo 3 of 5
4-bedroom freehold villa in Loulé/Vilamoura — photo 4 of 5
4-bedroom freehold villa in Loulé/Vilamoura — photo 5 of 5

House, Casa Katura, Sitio de Betunes, Loule, São Clemente, Loulé

Loulé/Vilamoura · Golden Triangle · Ref BF-21809 Source verified · OliveHomes.com · listed 2 Jun 2026
Asking price · Freehold
$538,043
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
3
Built area
870 m²
Land
870 m²
True net yield
7.1%
≈ $6,112/mo net after costs & tax
5-yr total return (net + appreciation)
15.0% / yr avg
Payback in ~14 yrs from rent
Brixfox Score 80 · 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

Energy: D
Condition: good

Description

Escape to the charming city of Loulé and discover this delightful villa, now available for purchase. Set on a generous plot of land, complete with a private swimming pool, this beautifully maintained property offers a serene retreat away from the busyness of urban life.   Inside, the villa boasts a spacious and invitin

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)
$451/night
50% ($208)Brixfox estimate($451/night)200% ($830)
Occupancy
60%
10%Brixfox estimate(60%)100%

Short-Term Rental

Indicative
Yearly income
$47,418
Likely range $28,451 – $66,385
Airbnb data$451/night · 60% occupancy
Rental income
$451/night · 60% occ.
$91,188
Running costs (20%)
Utilities, cleaning, maintenance
-$18,238
Income tax (10%)
Indonesian rental income tax
-$25,533
Property tax
Annual property tax
-$0
Net income
8.8% ROI
$47,418

Investment Returns

After-tax net yield · all-in cost basis

Approx. location

Net Yield · Fully-Managed · After Tax

7.1%

on all-in cost of $618,667

Scenario
Pre-tax
After-tax
Owner-managed
11.9%
10.6%
Fully-managed
8.4%
7.1%
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

14.7%

Annual Revenue

$91,188

Income Tax / yr

$7,979

Payback

14 yrs

True All-In Cost
Asking price$538,043
IMT — transfer tax (non-resident 7.5%)$40,353
Stamp duty (0.8%)$4,304
Notary + registry$2,174
Legal$6,618
Furnishing + STR launch$27,174
All-in cost$618,667

Growth & Exit Strategy

How your investment grows over time

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

$4.2M$3.2M$2.1M$1.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $495K
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 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$602K
+22%
Rental Income
+$232K
Total Position
$834K
+68%
11.0%/yr
Year 10
Capital Value
$733K
+48%
Rental Income
+$500K
Total Position
$1.2M
+149%
9.6%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$1.2M
Total Position
$2.3M
+356%
7.9%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$2.1M
Total Position
$3.7M
+644%
6.9%/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
Strong
8.8% annual return
Occupancy
Average
60% average occupancy
Nightly Rate
Strong
$415 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
870 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.8% — outperforms most villas in this market
Premium nightly rate of $415 — positioned in the top tier
Generous 870 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 60% — factor in seasonal gaps

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

40% occ.
8.5%
$3,824/mo
50% occ.
10.7%
$4,784/mo
60% occ.
12.8%
$5,745/mo
current
70% occ.
15.0%
$6,705/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.