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Detached house in Em521, Areeiro - Vale Formoso, São Clemente
Grade Bvillamid-range

Detached house in Em521, Areeiro - Vale Formoso, São Clemente

Loulé/Vilamoura · Golden Triangle ·

€995,000

Asking Price (EUR)

2.7%

True Net Yield (Owner, all-in)

1.8%

True Net Yield (Managed, all-in)

4.0%

True Gross Yield

47%

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: €45,441/yr
Average Daily Rate: €266
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has garden (+10%)
Payback Period: 58.8 years
5-yr Capital Value: €1.2M
10-yr Capital Value: €1.3M
Brixfox Score: 55.1 / 100
Comparable Properties: 5
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.

€1.1M

+13.6% over asking

Asking price€995,000
IMT — Property transfer tax (investment schedule)€59,700
IS — Stamp duty (0.8%)€7,960
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€14,925
Total acquisition costs€83,835
Renovation (est. €55/m² × 210 m²)
Light touch-ups — paint, fixtures, deep clean.		€11,550
(€6,300–€16,800)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€40,050
All-in investment (incl. renovation & furnishing)€1.1M

Gross yield (asking price)

4.6%

True gross yield (all-in)

4.0%

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: 4
Building: 210 m²
Style: portuguese-traditional
Condition: good
Private Pool
garden

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional terracotta roof tilescurved facadepalm trees

Score Breakdown

ROI
6.8
Visual Appeal
12.2
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
4.67
Payback Speed
0
STR Suitability
4

Description

Detached Villa with Pool, Close to Beaches, Golf Courses and All Amenities Set on a generous plot of approximately 1000m², this charming detached villa offers the perfect combination of tranquillity, comfort and proximity to everything that makes the Algarve such a special destination. Located in a privileged area, su

Location

📍 37.1310°N, 8.0230°W

· Loulé/Vilamoura, Algarve, Portugal

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

Detached house in Em521, Areeiro - Vale Formoso, São Clemente

Loulé/Vilamoura · Golden Triangle · Ref BF-69225 Source verified · Idealista.pt · listed 2 Jun 2026
Asking price · Freehold
$1,081,522
Ownership
Freehold
Bedrooms
4
Built area
210 m²
True net yield
1.7%
≈ $3,363/mo net after costs & tax
5-yr total return (net + appreciation)
9.0% / yr avg
Payback in ~59 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: good
View: garden

Description

Detached Villa with Pool, Close to Beaches, Golf Courses and All Amenities Set on a generous plot of approximately 1000m², this charming detached villa offers the perfect combination of tranquillity, comfort and proximity to everything that makes the Algarve such a special destination. Located in a privileged area, su

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)
$375/night
50% ($172)Brixfox estimate($375/night)200% ($689)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Indicative
Yearly income
$30,773
Likely range $18,464 – $43,083
Airbnb data$375/night · 47% occupancy
Rental income
$375/night · 47% occ.
$59,179
Running costs (20%)
Utilities, cleaning, maintenance
-$11,836
Income tax (10%)
Indonesian rental income tax
-$16,570
Property tax
Annual property tax
-$0
Net income
2.8% ROI
$30,773

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

1.7%

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

Scenario
Pre-tax
After-tax
Owner-managed
3.3%
2.9%
Fully-managed
2.1%
1.7%
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

4.9%

Annual Revenue

$59,179

Income Tax / yr

$5,178

Payback

59 yrs

True All-In Cost
Asking price$1,081,522
IMT — transfer tax (non-resident 7.5%)$81,114
Stamp duty (0.8%)$8,652
Notary + registry$2,174
Legal$13,303
Furnishing + STR launch$27,174
All-in cost$1,213,939

Growth & Exit Strategy

How your investment grows over time

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

$5.3M$3.9M$2.6M$1.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $995K
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 25: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.2M
+22%
Rental Income
+$150K
Total Position
$1.4M
+37%
6.5%/yr
Year 10
Capital Value
$1.5M
+48%
Rental Income
+$325K
Total Position
$1.8M
+81%
6.1%/yr
Year 20
Capital Value
$2.2M
+119%
Rental Income
+$761K
Total Position
$2.9M
+196%
5.6%/yr
Year 30
Capital Value
$3.2M
+224%
Rental Income
+$1.3M
Total Position
$4.6M
+360%
5.2%/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
2.8% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Strong
$345 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 $345 — 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 2.8% 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.
2.7%
$2,393/mo
40% occ.
3.5%
$3,191/mo
47% occ.
4.1%
$3,728/mo
current
57% occ.
5.0%
$4,526/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.