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

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

Loulé/Vilamoura · Golden Triangle ·

€3.1M

Asking Price (EUR)

7.4%

True Net Yield (Owner, all-in)

5.4%

True Net Yield (Managed, all-in)

8.8%

True Gross Yield

66%

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: €306,066/yr
Average Daily Rate: €1277
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 17.6 years
5-yr Capital Value: €3.6M
10-yr Capital Value: €4.2M
Brixfox Score: 81.8 / 100
Comparable Properties: 8
Data Confidence: 69%
Search Radius: 6 km

True Investment Cost

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

€3.5M

+12.1% over asking

Asking price€3.1M
IMT — Property transfer tax (investment schedule)€232,125
IS — Stamp duty (0.8%)€24,760
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€46,425
Total acquisition costs€304,560
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)€3.5M

Gross yield (asking price)

9.9%

True gross yield (all-in)

8.8%

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: 733 m²
Land: 1212 m²
Style: modern
Condition: new-build
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

glass railingsstone facade accentslarge format windowsflat roof design

Score Breakdown

ROI
20.01
Visual Appeal
15.6
Ownership Security
13
Location
8.4
Land & Space
10.2
Rental Demand
6.57
Payback Speed
4
STR Suitability
4

Description

Contemporary villa with ocean views and luxury amenities in a prime Algarve location. This contemporary villa offers a new-build opportunity in a prime location, just minutes from the renowned resorts of Vale do Lobo and Quinta do Lago. Set on a 1,212m² plot with a total build area of 733m², the property features four

Location

📍 37.0963°N, 8.0246°W

· Loulé/Vilamoura, Algarve, Portugal

View this property on Quinta Properties Savills →Listed via Idealista.pt
5-bedroom freehold villa in Loulé/Vilamoura — photo 1 of 5
Quinta Properties Savills
5-bedroom freehold villa in Loulé/Vilamoura — photo 2 of 5
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5-bedroom freehold villa in Loulé/Vilamoura — photo 5 of 5

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

Loulé/Vilamoura · Golden Triangle · Ref BF-21835 Source verified · Quinta Properties Savills · listed 3 Jun 2026
Asking price · Freehold
$3,364,130
View original listing
Ownership
Freehold
Bedrooms
5
Bathrooms
5
Built area
733 m²
Land
1212 m²
True net yield
5.7%
≈ $27,760/mo net after costs & tax
5-yr total return (net + appreciation)
12.3% / yr avg
Payback in ~18 yrs from rent
Brixfox Score 82 · 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: A
Condition: new-build

Description

Contemporary villa with ocean views and luxury amenities in a prime Algarve location. This contemporary villa offers a new-build opportunity in a prime location, just minutes from the renowned resorts of Vale do Lobo and Quinta do Lago. Set on a 1,212m² plot with a total build area of 733m², the property features four

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)
$1,797/night
50% ($826)Brixfox estimate($1,797/night)200% ($3306)
Occupancy
66%
10%Brixfox estimate(66%)100%

Short-Term Rental

Indicative
Yearly income
$207,329
Likely range $124,398 – $290,261
Airbnb data$1,797/night · 66% occupancy
Rental income
$1,797/night · 66% occ.
$398,710
Running costs (20%)
Utilities, cleaning, maintenance
-$79,742
Income tax (10%)
Indonesian rental income tax
-$111,639
Property tax
Annual property tax
-$0
Net income
6.2% ROI
$207,329

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

5.7%

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

Scenario
Pre-tax
After-tax
Owner-managed
9.0%
8.1%
Fully-managed
6.6%
5.7%
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

10.8%

Annual Revenue

$398,710

Income Tax / yr

$34,887

Payback

18 yrs

True All-In Cost
Asking price$3,364,130
IMT — transfer tax (non-resident 7.5%)$252,310
Stamp duty (0.8%)$26,913
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$3,686,071

Growth & Exit Strategy

How your investment grows over time

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

$22.0M$16.5M$11.0M$5.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $3.1M
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 14: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$3.8M
+22%
Rental Income
+$1.0M
Total Position
$4.8M
+54%
9.1%/yr
Year 10
Capital Value
$4.6M
+48%
Rental Income
+$2.2M
Total Position
$6.8M
+119%
8.1%/yr
Year 20
Capital Value
$6.8M
+119%
Rental Income
+$5.1M
Total Position
$11.9M
+285%
7.0%/yr
Year 30
Capital Value
$10.0M
+224%
Rental Income
+$9.1M
Total Position
$19.1M
+518%
6.3%/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
Good
6.2% annual return
Occupancy
Good
66% average occupancy
Nightly Rate
Strong
$1653 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
1212 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1653 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 1212 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
STR zoning not confirmed — verify before purchasing for short-term rental use

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

46% occ.
6.2%
$17,467/mo
56% occ.
7.6%
$21,292/mo
66% occ.
9.0%
$25,118/mo
current
76% occ.
10.3%
$28,943/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.