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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 Bvillaluxury

House in São Clemente, Loulé

Loulé/Vilamoura · Golden Triangle ·

€4.0M

Asking Price (EUR)

1.4%

True Net Yield (Owner, all-in)

0.9%

True Net Yield (Managed, all-in)

2.3%

True Gross Yield

53%

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: €99,663/yr
Average Daily Rate: €517
+29.0% vs area baselineImage quality 9/10 (+6%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 116.3 years
5-yr Capital Value: €4.6M
10-yr Capital Value: €5.3M
Brixfox Score: 61.7 / 100
Comparable Properties: 13
Data Confidence: 67%
Search Radius: 6 km

True Investment Cost

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

€4.4M

+11.6% over asking

Asking price€4.0M
IMT — Property transfer tax (investment schedule)€296,250
IS — Stamp duty (0.8%)€31,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€59,250
Total acquisition costs€388,350
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)€4.4M

Gross yield (asking price)

2.5%

True gross yield (all-in)

2.3%

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: 4
Building: 334 m²
Land: 18905 m²
Style: portuguese-traditional
Condition: excellent
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

white balustrade balconiesdark green shuttersoutdoor dining area with large umbrellamodern grey deckinglandscaped planters

Score Breakdown

ROI
3.44
Visual Appeal
15.6
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
5.28
Payback Speed
0
STR Suitability
4

Description

A traditional manor house in an almost Tuscan setting. The property begins with a climbing drive leading up to the north side of the house. The south-west facing "pool side" benefits from sprawling views of the neighboring hillside with a backdrop of the sea in the distance. On the south side of the villa a full size

Location

📍 37.1549°N, 7.9595°W

· Loulé/Vilamoura, Algarve, Portugal

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

House in São Clemente, Loulé

Loulé/Vilamoura · Golden Triangle · Ref BF-21826 Source verified · VAP Real Estate · listed 2 Jun 2026
Asking price · Freehold
$4,293,478
View original listing
Ownership
Freehold
Bedrooms
5
Bathrooms
4
Built area
334 m²
Land
18905 m²
True net yield
0.9%
≈ $6,814/mo net after costs & tax
5-yr total return (net + appreciation)
7.7% / yr avg
Payback in ~116 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

Energy: C
Condition: excellent

Description

A traditional manor house in an almost Tuscan setting. The property begins with a climbing drive leading up to the north side of the house. The south-west facing "pool side" benefits from sprawling views of the neighboring hillside with a backdrop of the sea in the distance. On the south side of the villa a full size

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)
$727/night
50% ($335)Brixfox estimate($727/night)200% ($1338)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Indicative
Yearly income
$67,467
Likely range $40,480 – $94,453
Airbnb data$727/night · 53% occupancy
Rental income
$727/night · 53% occ.
$129,743
Running costs (20%)
Utilities, cleaning, maintenance
-$25,949
Income tax (10%)
Indonesian rental income tax
-$36,328
Property tax
Annual property tax
-$0
Net income
1.6% ROI
$67,467

Investment Returns

After-tax net yield · all-in cost basis

Exact location

Net Yield · Fully-Managed · After Tax

0.9%

on all-in cost of $4,692,554

Scenario
Pre-tax
After-tax
Owner-managed
1.7%
1.5%
Fully-managed
1.1%
0.9%
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

2.8%

Annual Revenue

$129,743

Income Tax / yr

$11,352

Payback

—

True All-In Cost
Asking price$4,293,478
IMT — transfer tax (non-resident 7.5%)$322,011
Stamp duty (0.8%)$34,348
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$4,692,554

Growth & Exit Strategy

How your investment grows over time

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

$18.1M$13.6M$9.1M$4.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $4.0M
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
$4.8M
+22%
Rental Income
+$330K
Total Position
$5.1M
+30%
5.4%/yr
Year 10
Capital Value
$5.8M
+48%
Rental Income
+$712K
Total Position
$6.6M
+66%
5.2%/yr
Year 20
Capital Value
$8.7M
+119%
Rental Income
+$1.7M
Total Position
$10.3M
+161%
4.9%/yr
Year 30
Capital Value
$12.8M
+224%
Rental Income
+$3.0M
Total Position
$15.8M
+299%
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

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
1.6% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$669 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
18905 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $669 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 18905 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.6% 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

33% occ.
1.4%
$5,077/mo
43% occ.
1.9%
$6,626/mo
53% occ.
2.3%
$8,174/mo
current
63% occ.
2.7%
$9,723/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.