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Semi-detached house in Areeiro - Vale Formoso, São Clemente
Grade C+villamid-range

Semi-detached house in Areeiro - Vale Formoso, São Clemente

Loulé/Vilamoura · Golden Triangle ·

€675,000

Asking Price (EUR)

1.9%

True Net Yield (Owner, all-in)

1.0%

True Net Yield (Managed, all-in)

3.3%

True Gross Yield

39%

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: €24,877/yr
Average Daily Rate: €174
Payback Period: 119.4 years
5-yr Capital Value: €782,510
10-yr Capital Value: €907,144
Brixfox Score: 48.3 / 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.

€764,475

+13.3% 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€0 — move-in ready
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)€764,475

Gross yield (asking price)

3.7%

True gross yield (all-in)

3.3%

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: 119 m²
Style: modern
Condition: excellent

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

glass balcony railingcobblestone driveway

Score Breakdown

ROI
3.36
Visual Appeal
11.2
Ownership Security
13
Location
8.4
Land & Space
4.38
Rental Demand
3.92
Payback Speed
0
STR Suitability
4

Description

This contemporary home combines style, comfort, and practicality, making it perfect for a discerning buyer. Step inside to a bright, spacious living area with all the modern comforts. The open-plan kitchen is fully equipped for culinary adventures, while the elegant bedrooms feature fitted wardrobes for convenience an

Location

📍 37.1310°N, 8.0230°W

· Loulé/Vilamoura, Algarve, Portugal

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

Semi-detached house in Areeiro - Vale Formoso, São Clemente

Loulé/Vilamoura · Golden Triangle · Ref BF-68962 Source verified · Idealista.pt · listed 2 Jun 2026
Asking price · Freehold
$733,696
Ownership
Freehold
Bedrooms
3
Built area
119 m²
True net yield
0.8%
≈ $1,539/mo net after costs & tax
5-yr total return (net + appreciation)
8.4% / yr avg
Payback in ~119 yrs from rent
Brixfox Score 48 · 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: excellent

Description

This contemporary home combines style, comfort, and practicality, making it perfect for a discerning buyer. Step inside to a bright, spacious living area with all the modern comforts. The open-plan kitchen is fully equipped for culinary adventures, while the elegant bedrooms feature fitted wardrobes for convenience an

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)
$245/night
50% ($112)Brixfox estimate($245/night)200% ($450)
Occupancy
39%
10%Brixfox estimate(39%)100%

Short-Term Rental

Indicative
Yearly income
$16,850
Likely range $10,110 – $23,590
Airbnb data$245/night · 39% occupancy
Rental income
$245/night · 39% occ.
$32,404
Running costs (20%)
Utilities, cleaning, maintenance
-$6,481
Income tax (10%)
Indonesian rental income tax
-$9,073
Property tax
Annual property tax
-$0
Net income
2.3% ROI
$16,850

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
2.2%
1.9%
Fully-managed
1.2%
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

3.9%

Annual Revenue

$32,404

Income Tax / yr

$2,836

Payback

—

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.

$3.4M$2.5M$1.7M$841K$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 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
$821K
+22%
Rental Income
+$82K
Total Position
$904K
+34%
6.0%/yr
Year 10
Capital Value
$999K
+48%
Rental Income
+$178K
Total Position
$1.2M
+74%
5.7%/yr
Year 20
Capital Value
$1.5M
+119%
Rental Income
+$417K
Total Position
$1.9M
+181%
5.3%/yr
Year 30
Capital Value
$2.2M
+224%
Rental Income
+$738K
Total Position
$2.9M
+334%
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
2.3% annual return
Occupancy
Weak
39% average occupancy
Nightly Rate
Strong
$225 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

Premium nightly rate of $225 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.3% 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.
2.6%
$1,562/mo
40% occ.
3.4%
$2,083/mo
current
39% occ.
3.3%
$2,041/mo
current
49% occ.
4.2%
$2,562/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.