Launch offer — 3 months free free, no card

House in Rua da Fábrica, Areeiro - Vale Formoso, São Clemente
Grade Avillamid-range

House in Rua da Fábrica, Areeiro - Vale Formoso, São Clemente

Loulé/Vilamoura · Golden Triangle ·

€675,000

Asking Price (EUR)

9.4%

True Net Yield (Owner, all-in)

6.7%

True Net Yield (Managed, all-in)

11.5%

True Gross Yield

46%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.8 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: €89,113/yr
Average Daily Rate: €534
+10.0% vs area baselineModern/contemporary style (+12%), No pool (-12%), Has countryside (+10%)
Payback Period: 14.5 years
5-yr Capital Value: €782,510
10-yr Capital Value: €907,144
Brixfox Score: 76 / 100
Comparable Properties: 5
Data Confidence: 70%
Search Radius: 3 km

True Investment Cost

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

€775,585

+14.9% over asking

Asking price€675,000
IMT — Property transfer tax (investment schedule)€40,500
IS — Stamp duty (0.8%)€5,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€10,125
Total acquisition costs€57,275
Renovation (est. €55/m² × 202 m²)
Light touch-ups — paint, fixtures, deep clean.		€11,110
(€6,060–€16,160)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,200
All-in investment (incl. renovation & furnishing)€775,585

Gross yield (asking price)

13.2%

True gross yield (all-in)

11.5%

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
Building: 202 m²
Style: contemporary
Condition: good
countryside

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

rooftop terrace potentialmultiple levels

Score Breakdown

ROI
22.82
Visual Appeal
12.2
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
4.57
Payback Speed
5
STR Suitability
4

Description

This is a stylish and modern townhouse ideally located just five minutes from both Loulé and Almancil. Offering a superb blend of contemporary design, comfort, and practicality, this attractive home is well suited to a discerning buyer. Named Casa Musica, this great property offers easy maintenance and convenience.   I

Location

📍 37.1082°N, 8.0317°W

· Loulé/Vilamoura, Algarve, Portugal

Listed via Idealista.pt
3-bedroom freehold villa in Loulé/Vilamoura — photo 1 of 1
Idealista.pt

House in Rua da Fábrica, Areeiro - Vale Formoso, São Clemente

Loulé/Vilamoura · Golden Triangle · Ref BF-68870 Source verified · Idealista.pt · listed 3 Jun 2026
Asking price · Freehold
$733,696
Ownership
Freehold
Bedrooms
3
Built area
202 m²
True net yield
6.9%
≈ $7,901/mo net after costs & tax
5-yr total return (net + appreciation)
14.4% / yr avg
Payback in ~14 yrs from rent
Brixfox Score 76 · 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

Loading Map...

Airbnb Comp Analysis

Finding Airbnb comps...

Property details

Condition: good
View: countryside

Description

This is a stylish and modern townhouse ideally located just five minutes from both Loulé and Almancil. Offering a superb blend of contemporary design, comfort, and practicality, this attractive home is well suited to a discerning buyer. Named Casa Musica, this great property offers easy maintenance and convenience.   I

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)
$752/night
50% ($346)Brixfox estimate($752/night)200% ($1384)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Indicative
Yearly income
$60,480
Likely range $36,288 – $84,672
Airbnb data$752/night · 46% occupancy
Rental income
$752/night · 46% occ.
$116,308
Running costs (20%)
Utilities, cleaning, maintenance
-$23,262
Income tax (10%)
Indonesian rental income tax
-$32,566
Property tax
Annual property tax
-$0
Net income
8.2% ROI
$60,480

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

6.9%

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

Scenario
Pre-tax
After-tax
Owner-managed
11.4%
10.2%
Fully-managed
8.1%
6.9%
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

14.0%

Annual Revenue

$116,308

Income Tax / yr

$10,177

Payback

14 yrs

True All-In Cost
Asking price$733,696
IMT — transfer tax (non-resident 7.5%)$55,027
Stamp duty (0.8%)$5,870
Notary + registry$2,174
Legal$9,025
Furnishing + STR launch$27,174
All-in cost$832,965

Growth & Exit Strategy

How your investment grows over time

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

$5.6M$4.2M$2.8M$1.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $675K
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 11: 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
$821K
+22%
Rental Income
+$295K
Total Position
$1.1M
+65%
10.6%/yr
Year 10
Capital Value
$999K
+48%
Rental Income
+$638K
Total Position
$1.6M
+143%
9.3%/yr
Year 20
Capital Value
$1.5M
+119%
Rental Income
+$1.5M
Total Position
$3.0M
+341%
7.7%/yr
Year 30
Capital Value
$2.2M
+224%
Rental Income
+$2.6M
Total Position
$4.8M
+617%
6.8%/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.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.2% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$692 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.2% — outperforms most villas in this market
Premium nightly rate of $692 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 46% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
7.9%
$4,806/mo
40% occ.
10.5%
$6,408/mo
46% occ.
12.0%
$7,327/mo
current
56% occ.
14.6%
$8,929/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.