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Detached house in Rua Cerro de Santa Catarina, Santa Catarina - Goncinha, São Clemente
Detached house in Rua Cerro de Santa Catarina, Santa Catarina - Goncinha, São Clemente — image 2Detached house in Rua Cerro de Santa Catarina, Santa Catarina - Goncinha, São Clemente — image 3Detached house in Rua Cerro de Santa Catarina, Santa Catarina - Goncinha, São Clemente — image 4Detached house in Rua Cerro de Santa Catarina, Santa Catarina - Goncinha, São Clemente — image 5
Grade Bvillaluxury

Detached house in Rua Cerro de Santa Catarina, Santa Catarina - Goncinha, São Clemente

Loulé/Vilamoura · Golden Triangle ·

€900,000

Asking Price (EUR)

1.9%

True Net Yield (Owner, all-in)

1.1%

True Net Yield (Managed, all-in)

3.1%

True Gross Yield

40%

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: €32,297/yr
Average Daily Rate: €219
+26.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Luxury finish (+8%)
Payback Period: 99.6 years
5-yr Capital Value: €1.0M
10-yr Capital Value: €1.2M
Brixfox Score: 57.7 / 100
Comparable Properties: 7
Data Confidence: 76%
Search Radius: 2 km

True Investment Cost

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

€1.0M

+14.4% over asking

Asking price€900,000
IMT — Property transfer tax (investment schedule)€54,000
IS — Stamp duty (0.8%)€7,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€13,500
Total acquisition costs€75,950
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)€1.0M

Gross yield (asking price)

3.6%

True gross yield (all-in)

3.1%

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: 3
Building: 166 m²
Land: 359 m²
Style: modern
Condition: new-build
Energy Certificate: A+
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

multi-level architecturestone facade accentsintegrated lightingrooftop terrace

Score Breakdown

ROI
4
Visual Appeal
15.6
Ownership Security
13
Location
8.4
Land & Space
8.63
Rental Demand
4.04
Payback Speed
0
STR Suitability
4

Description

Villa 7 (3 bedroom) - completed in January/February 2027 Semi-detached Villa with Private Pool in Santa Catarina, Loulé Located in a quiet and high-quality development in Santa Catarina, Loulé, this excellent villa offers the perfect balance of comfort, functionality, and leisure. Set on a plot with a garden and pri

Location

📍 37.1310°N, 8.0230°W

· Loulé/Vilamoura, Algarve, Portugal

Visit Golden Properties →Listed via Idealista.pt
3-bedroom freehold villa in Loulé/Vilamoura — photo 1 of 5
Golden Properties
3-bedroom freehold villa in Loulé/Vilamoura — photo 2 of 5
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3-bedroom freehold villa in Loulé/Vilamoura — photo 5 of 5

Detached house in Rua Cerro de Santa Catarina, Santa Catarina - Goncinha, São Clemente

Loulé/Vilamoura · Golden Triangle · Ref BF-53239 Source verified · Golden Properties · listed 2 Jun 2026
Asking price · Freehold
$978,261
View original listing
Ownership
Freehold
Bedrooms
3
Bathrooms
3
Built area
166 m²
Land
359 m²
True net yield
1.0%
≈ $2,126/mo net after costs & tax
5-yr total return (net + appreciation)
8.4% / yr avg
Payback in ~100 yrs from rent
Brixfox Score 58 · 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

Villa 7 (3 bedroom) - completed in January/February 2027 Semi-detached Villa with Private Pool in Santa Catarina, Loulé Located in a quiet and high-quality development in Santa Catarina, Loulé, this excellent villa offers the perfect balance of comfort, functionality, and leisure. Set on a plot with a garden and pri

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)
$308/night
50% ($142)Brixfox estimate($308/night)200% ($567)
Occupancy
40%
10%Brixfox estimate(40%)100%

Short-Term Rental

Indicative
Yearly income
$21,868
Likely range $13,121 – $30,615
Airbnb data$308/night · 40% occupancy
Rental income
$308/night · 40% occ.
$42,054
Running costs (20%)
Utilities, cleaning, maintenance
-$8,411
Income tax (10%)
Indonesian rental income tax
-$11,775
Property tax
Annual property tax
-$0
Net income
2.2% ROI
$21,868

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

1.0%

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

Scenario
Pre-tax
After-tax
Owner-managed
2.3%
2.0%
Fully-managed
1.3%
1.0%
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

3.8%

Annual Revenue

$42,054

Income Tax / yr

$3,679

Payback

—

True All-In Cost
Asking price$978,261
IMT — transfer tax (non-resident 7.5%)$73,370
Stamp duty (0.8%)$7,826
Notary + registry$2,174
Legal$12,033
Furnishing + STR launch$27,174
All-in cost$1,100,837

Growth & Exit Strategy

How your investment grows over time

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

$4.5M$3.3M$2.2M$1.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $900K
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 29: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.1M
+22%
Rental Income
+$107K
Total Position
$1.2M
+34%
6.0%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$231K
Total Position
$1.6M
+74%
5.7%/yr
Year 20
Capital Value
$2.0M
+119%
Rental Income
+$541K
Total Position
$2.5M
+179%
5.3%/yr
Year 30
Capital Value
$2.9M
+224%
Rental Income
+$957K
Total Position
$3.9M
+331%
5.0%/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
2.2% annual return
Occupancy
Weak
40% average occupancy
Nightly Rate
Strong
$283 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
359 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $283 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.2% 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.
2.4%
$1,968/mo
40% occ.
3.2%
$2,624/mo
current
40% occ.
3.3%
$2,650/mo
current
50% occ.
4.1%
$3,306/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.