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Detached house in Areeiro - Vale Formoso, São Clemente
Grade C+villaluxury

Detached house in Areeiro - Vale Formoso, São Clemente

Loulé/Vilamoura · Golden Triangle ·

€1.6M

Asking Price (EUR)

0.8%

True Net Yield (Owner, all-in)

0.4%

True Net Yield (Managed, all-in)

1.7%

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: €31,780/yr
Average Daily Rate: €216
+24.0% vs area baselineImage quality 9/10 (+6%), Has pool (0%), Has garden (+10%), Luxury finish (+8%)
Payback Period: 408.1 years
5-yr Capital Value: €1.9M
10-yr Capital Value: €2.2M
Brixfox Score: 52 / 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.

€1.9M

+13.1% over asking

Asking price€1.6M
IMT — Property transfer tax (investment schedule)€123,750
IS — Stamp duty (0.8%)€13,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€24,750
Total acquisition costs€162,950
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)€1.9M

Gross yield (asking price)

1.9%

True gross yield (all-in)

1.7%

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: 312 m²
Style: minimalist
Condition: new-build
Private Pool
garden

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity-edge poolintegrated outdoor lightingpotted olive treelarge sliding glass doorsrooftop garden/balcony planting

Score Breakdown

ROI
1
Visual Appeal
15.6
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
4.04
Payback Speed
0
STR Suitability
4

Description

3-Bedroom Luxury Villa in São Clemente (Loulé) – Near Almancil & Golden Triangle Contemporary luxury villa under construction, located in São Clemente (Loulé), just minutes from Almancil and the prestigious Golden Triangle (Quinta do Lago and Vale do Lobo). With a built area of 312 m2 and completion scheduled in 2026

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

Detached house in Areeiro - Vale Formoso, São Clemente

Loulé/Vilamoura · Golden Triangle · Ref BF-69199 Source verified · Idealista.pt · listed 2 Jun 2026
Asking price · Freehold
$1,793,478
Ownership
Freehold
Bedrooms
3
Built area
312 m²
True net yield
0.3%
≈ $1,593/mo net after costs & tax
5-yr total return (net + appreciation)
7.3% / yr avg
Payback in ~408 yrs from rent
Brixfox Score 52 · 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

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Property details

Condition: new-build
View: garden

Description

3-Bedroom Luxury Villa in São Clemente (Loulé) – Near Almancil & Golden Triangle Contemporary luxury villa under construction, located in São Clemente (Loulé), just minutes from Almancil and the prestigious Golden Triangle (Quinta do Lago and Vale do Lobo). With a built area of 312 m2 and completion scheduled in 2026

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)
$303/night
50% ($139)Brixfox estimate($303/night)200% ($558)
Occupancy
40%
10%Brixfox estimate(40%)100%

Short-Term Rental

Indicative
Yearly income
$21,521
Likely range $12,913 – $30,129
Airbnb data$303/night · 40% occupancy
Rental income
$303/night · 40% occ.
$41,387
Running costs (20%)
Utilities, cleaning, maintenance
-$8,277
Income tax (10%)
Indonesian rental income tax
-$11,588
Property tax
Annual property tax
-$0
Net income
1.2% ROI
$21,521

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

0.3%

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

Scenario
Pre-tax
After-tax
Owner-managed
1.0%
0.8%
Fully-managed
0.4%
0.3%
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

2.1%

Annual Revenue

$41,387

Income Tax / yr

$3,622

Payback

—

True All-In Cost
Asking price$1,793,478
IMT — transfer tax (non-resident 7.5%)$134,511
Stamp duty (0.8%)$14,348
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$1,985,054

Growth & Exit Strategy

How your investment grows over time

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

$7.2M$5.4M$3.6M$1.8M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $1.6M
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
$2.0M
+22%
Rental Income
+$105K
Total Position
$2.1M
+28%
5.1%/yr
Year 10
Capital Value
$2.4M
+48%
Rental Income
+$227K
Total Position
$2.7M
+62%
4.9%/yr
Year 20
Capital Value
$3.6M
+119%
Rental Income
+$532K
Total Position
$4.1M
+151%
4.7%/yr
Year 30
Capital Value
$5.4M
+224%
Rental Income
+$942K
Total Position
$6.3M
+281%
4.6%/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
1.2% annual return
Occupancy
Weak
40% average occupancy
Nightly Rate
Strong
$279 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 $279 — 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 1.2% 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.
1.3%
$1,937/mo
40% occ.
1.7%
$2,582/mo
current
40% occ.
1.7%
$2,608/mo
current
50% occ.
2.2%
$3,253/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.