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Detached house in Centro (Este) Cidade de Loulé, São Clemente
Detached house in Centro (Este) Cidade de Loulé, São Clemente — image 2Detached house in Centro (Este) Cidade de Loulé, São Clemente — image 3Detached house in Centro (Este) Cidade de Loulé, São Clemente — image 4Detached house in Centro (Este) Cidade de Loulé, São Clemente — image 5
Grade Cvillabudget

Detached house in Centro (Este) Cidade de Loulé, São Clemente

Loulé/Vilamoura · Golden Triangle ·

€395,000

Asking Price (EUR)

0.8%

True Net Yield (Owner, all-in)

0.2%

True Net Yield (Managed, all-in)

2.1%

True Gross Yield

37%

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: €13,332/yr
Average Daily Rate: €99
-31.0% vs area baselineImage quality 3/10 (-12%), Portuguese-traditional style (+5%), No pool (-12%), Budget finish (-12%)
Payback Period: 6296.5 years
5-yr Capital Value: €457,913
10-yr Capital Value: €530,847
Brixfox Score: 39.8 / 100
Comparable Properties: 11
Data Confidence: 85%
Search Radius: 2 km

True Investment Cost

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

€641,615

+62.4% over asking

Asking price€395,000
IMT — Property transfer tax (investment schedule)€19,430
IS — Stamp duty (0.8%)€3,160
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,925
Total acquisition costs€29,765
Renovation (est. €900/m² × 220 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€198,000
(€154,000–€242,000)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€18,850
All-in investment (incl. renovation & furnishing)€641,615

Gross yield (asking price)

3.4%

True gross yield (all-in)

2.1%

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: 2
Bathrooms: 3
Building: 220 m²
Style: portuguese-traditional
Condition: needs-renovation

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
0.08
Visual Appeal
4.6
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
3.68
Payback Speed
0
STR Suitability
4

Description

Urban Rehabilitation and Development Opportunity in the center of Loulé, Algarve. Excellent investment opportunity for builders, developers, and investors seeking an asset with strong development potential in a strategic and consolidated location. The urban property is located in a central residential area, close to s

Location

📍 37.1359°N, 8.0159°W

· Loulé/Vilamoura, Algarve, Portugal

Visit Private International Real Estate →Listed via Idealista.pt
2-bedroom freehold villa in Loulé/Vilamoura — photo 1 of 5
Private International Real Estate
2-bedroom freehold villa in Loulé/Vilamoura — photo 2 of 5
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2-bedroom freehold villa in Loulé/Vilamoura — photo 5 of 5

Detached house in Centro (Este) Cidade de Loulé, São Clemente

Loulé/Vilamoura · Golden Triangle · Ref BF-68586 Source verified · Private International Real Estate · listed 2 Jun 2026
Asking price · Freehold
$429,348
View original listing
Ownership
Freehold
Bedrooms
2
Bathrooms
3
Built area
220 m²
5-yr total return (net + appreciation)
8.2% / yr avg
Payback in ~6296 yrs from rent
Brixfox Score 40 · C

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

Condition: needs-renovation

Description

Urban Rehabilitation and Development Opportunity in the center of Loulé, Algarve. Excellent investment opportunity for builders, developers, and investors seeking an asset with strong development potential in a strategic and consolidated location. The urban property is located in a central residential area, close to s

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)
$140/night
50% ($64)Brixfox estimate($140/night)200% ($257)
Occupancy
37%
10%Brixfox estimate(37%)100%

Short-Term Rental

Indicative
Yearly income
$9,032
Likely range $5,418 – $12,645
Airbnb data$140/night · 37% occupancy
Rental income
$140/night · 37% occ.
$17,368
Running costs (20%)
Utilities, cleaning, maintenance
-$3,474
Income tax (10%)
Indonesian rental income tax
-$4,863
Property tax
Annual property tax
-$0
Net income
2.1% ROI
$9,032

Investment Returns

After-tax net yield · all-in cost basis

Exact location

Net Yield · Fully-Managed · After Tax

0.0%

on all-in cost of $499,613

Scenario
Pre-tax
After-tax
Owner-managed
1.4%
1.1%
Fully-managed
0.3%
0.0%
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

3.5%

Annual Revenue

$17,368

Income Tax / yr

$1,520

Payback

—

True All-In Cost
Asking price$429,348
IMT — transfer tax (non-resident 7.5%)$32,201
Stamp duty (0.8%)$3,435
Notary + registry$2,174
Legal$5,282
Furnishing + STR launch$27,174
All-in cost$499,613

Growth & Exit Strategy

How your investment grows over time

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

$1.9M$1.4M$964K$482K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $395K
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 30: rental income alone has repaid the full purchase price.
2x return
Year 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$481K
+22%
Rental Income
+$44K
Total Position
$525K
+33%
5.8%/yr
Year 10
Capital Value
$585K
+48%
Rental Income
+$95K
Total Position
$680K
+72%
5.6%/yr
Year 20
Capital Value
$865K
+119%
Rental Income
+$223K
Total Position
$1.1M
+176%
5.2%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$395K
Total Position
$1.7M
+324%
4.9%/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
Weak
2.1% annual return
Occupancy
Weak
37% average occupancy
Nightly Rate
Good
$129 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.1% 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.
2.5%
$893/mo
40% occ.
3.3%
$1,190/mo
37% occ.
3.1%
$1,094/mo
current
47% occ.
3.9%
$1,392/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.