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

Detached house in Areeiro - Vale Formoso, São Clemente

Loulé/Vilamoura · Golden Triangle ·

€3.5M

Asking Price (EUR)

1.3%

True Net Yield (Owner, all-in)

0.8%

True Net Yield (Managed, all-in)

2.1%

True Gross Yield

50%

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: €83,422/yr
Average Daily Rate: €460
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has countryside (+10%), Luxury finish (+8%)
Payback Period: 133.2 years
5-yr Capital Value: €4.1M
10-yr Capital Value: €4.7M
Brixfox Score: 55 / 100
Comparable Properties: 6
Data Confidence: 71%
Search Radius: 3 km

True Investment Cost

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

€3.9M

+11.9% over asking

Asking price€3.5M
IMT — Property transfer tax (investment schedule)€262,500
IS — Stamp duty (0.8%)€28,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€52,500
Total acquisition costs€344,250
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)€3.9M

Gross yield (asking price)

2.4%

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: 5
Building: 456 m²
Style: modern
Condition: new-build
Private Pool
countryside

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity-edge poolmultiple outdoor lounge areaslarge glass windows/doorsclean lines architecture

Score Breakdown

ROI
3
Visual Appeal
15.6
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
4.97
Payback Speed
0
STR Suitability
4

Description

Set between the desirable towns of Almancil and Loulé, this exceptional five-bedroom villa embodies refined contemporary living in the peaceful and increasingly countryside area of Areeiro. Designed with clean architectural lines and finished to the highest modern standards, this south-facing property offers both priva

Location

📍 37.1310°N, 8.0230°W

· Loulé/Vilamoura, Algarve, Portugal

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

Detached house in Areeiro - Vale Formoso, São Clemente

Loulé/Vilamoura · Golden Triangle · Ref BF-68957 Source verified · Idealista.pt · listed 2 Jun 2026
Asking price · Freehold
$3,804,348
Ownership
Freehold
Bedrooms
5
Built area
456 m²
True net yield
0.8%
≈ $5,521/mo net after costs & tax
5-yr total return (net + appreciation)
7.6% / yr avg
Payback in ~133 yrs from rent
Brixfox Score 55 · 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

Condition: new-build
View: countryside

Description

Set between the desirable towns of Almancil and Loulé, this exceptional five-bedroom villa embodies refined contemporary living in the peaceful and increasingly countryside area of Areeiro. Designed with clean architectural lines and finished to the highest modern standards, this south-facing property offers both priva

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)
$648/night
50% ($298)Brixfox estimate($648/night)200% ($1192)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Indicative
Yearly income
$56,614
Likely range $33,968 – $79,260
Airbnb data$648/night · 50% occupancy
Rental income
$648/night · 50% occ.
$108,874
Running costs (20%)
Utilities, cleaning, maintenance
-$21,775
Income tax (10%)
Indonesian rental income tax
-$30,485
Property tax
Annual property tax
-$0
Net income
1.5% ROI
$56,614

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

0.8%

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

Scenario
Pre-tax
After-tax
Owner-managed
1.6%
1.4%
Fully-managed
1.0%
0.8%
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

2.6%

Annual Revenue

$108,874

Income Tax / yr

$9,526

Payback

—

True All-In Cost
Asking price$3,804,348
IMT — transfer tax (non-resident 7.5%)$285,326
Stamp duty (0.8%)$30,435
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$4,162,826

Growth & Exit Strategy

How your investment grows over time

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

$15.9M$11.9M$8.0M$4.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $3.5M
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 15: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$4.3M
+22%
Rental Income
+$277K
Total Position
$4.5M
+30%
5.3%/yr
Year 10
Capital Value
$5.2M
+48%
Rental Income
+$597K
Total Position
$5.8M
+65%
5.1%/yr
Year 20
Capital Value
$7.7M
+119%
Rental Income
+$1.4M
Total Position
$9.1M
+159%
4.9%/yr
Year 30
Capital Value
$11.4M
+224%
Rental Income
+$2.5M
Total Position
$13.8M
+295%
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

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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
1.5% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$596 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $596 — 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 1.5% 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.
1.3%
$4,140/mo
40% occ.
1.7%
$5,520/mo
50% occ.
2.2%
$6,859/mo
current
60% occ.
2.6%
$8,239/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.