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House in Rua da Fábrica Nn, Areeiro - Vale Formoso, São Clemente
House in Rua da Fábrica Nn, Areeiro - Vale Formoso, São Clemente — image 2House in Rua da Fábrica Nn, Areeiro - Vale Formoso, São Clemente — image 3House in Rua da Fábrica Nn, Areeiro - Vale Formoso, São Clemente — image 4House in Rua da Fábrica Nn, Areeiro - Vale Formoso, São Clemente — image 5
Grade Bvillamid-range

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

Loulé/Vilamoura · Golden Triangle ·

€1.1M

Asking Price (EUR)

1.2%

True Net Yield (Owner, all-in)

0.6%

True Net Yield (Managed, all-in)

2.3%

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: €27,278/yr
Average Daily Rate: €188
+8.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%)
Payback Period: 214.5 years
5-yr Capital Value: €1.2M
10-yr Capital Value: €1.4M
Brixfox Score: 56.1 / 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.

€1.2M

+11.7% over asking

Asking price€1.1M
IMT — Property transfer tax (investment schedule)€63,000
IS — Stamp duty (0.8%)€8,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€15,750
Total acquisition costs€88,400
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€34,700
All-in investment (incl. renovation & furnishing)€1.2M

Gross yield (asking price)

2.6%

True gross yield (all-in)

2.3%

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
Bathrooms: 3
Building: 271 m²
Land: 650 m²
Style: portuguese-traditional
Condition: excellent
Year Built: 1994
Energy Certificate: B
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

tiled roofwhite stucco exterioroutdoor covered patio

Score Breakdown

ROI
1.88
Visual Appeal
13.6
Ownership Security
13
Location
8.4
Land & Space
11.2
Rental Demand
3.98
Payback Speed
0
STR Suitability
4

Description

Located just 2 minutes from Almancil, this three-bedroom villa is set on an elevated plot, benefiting from wide sea views, good privacy and a highly convenient location. With a mature, low-maintenance garden and private swimming pool, the property offers a well-balanced combination of tranquillity and proximity to all

Location

📍 37.1310°N, 8.0230°W

· Loulé/Vilamoura, Algarve, Portugal

Visit Fine & Country →Listed via Idealista.pt
3-bedroom freehold villa in Loulé/Vilamoura — photo 1 of 5
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3-bedroom freehold villa in Loulé/Vilamoura — photo 5 of 5

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

Loulé/Vilamoura · Golden Triangle · Ref BF-8135 Source verified · Fine & Country · listed 2 Jun 2026
Asking price · Freehold
$1,141,304
View original listing
Ownership
Freehold
Bedrooms
3
Bathrooms
3
Built area
271 m²
Land
650 m²
True net yield
0.5%
≈ $1,534/mo net after costs & tax
5-yr total return (net + appreciation)
7.8% / yr avg
Payback in ~215 yrs from rent
Brixfox Score 56 · 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

Year built: 1994
Energy: B
Condition: excellent

Description

Located just 2 minutes from Almancil, this three-bedroom villa is set on an elevated plot, benefiting from wide sea views, good privacy and a highly convenient location. With a mature, low-maintenance garden and private swimming pool, the property offers a well-balanced combination of tranquillity and proximity to all

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)
$264/night
50% ($121)Brixfox estimate($264/night)200% ($486)
Occupancy
40%
10%Brixfox estimate(40%)100%

Short-Term Rental

Indicative
Yearly income
$18,471
Likely range $11,083 – $25,860
Airbnb data$264/night · 40% occupancy
Rental income
$264/night · 40% occ.
$35,522
Running costs (20%)
Utilities, cleaning, maintenance
-$7,104
Income tax (10%)
Indonesian rental income tax
-$9,946
Property tax
Annual property tax
-$0
Net income
1.6% ROI
$18,471

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

0.5%

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

Scenario
Pre-tax
After-tax
Owner-managed
1.4%
1.2%
Fully-managed
0.7%
0.5%
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

2.8%

Annual Revenue

$35,522

Income Tax / yr

$3,109

Payback

—

True All-In Cost
Asking price$1,141,304
IMT — transfer tax (non-resident 7.5%)$85,598
Stamp duty (0.8%)$9,130
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$1,278,750

Growth & Exit Strategy

How your investment grows over time

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

$4.8M$3.6M$2.4M$1.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $1.1M
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 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.3M
+22%
Rental Income
+$90K
Total Position
$1.4M
+30%
5.4%/yr
Year 10
Capital Value
$1.6M
+48%
Rental Income
+$195K
Total Position
$1.7M
+67%
5.2%/yr
Year 20
Capital Value
$2.3M
+119%
Rental Income
+$457K
Total Position
$2.8M
+163%
4.9%/yr
Year 30
Capital Value
$3.4M
+224%
Rental Income
+$808K
Total Position
$4.2M
+301%
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

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
1.6% annual return
Occupancy
Weak
40% average occupancy
Nightly Rate
Strong
$243 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
650 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $243 — positioned in the top tier
Generous 650 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.6% 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.
1.8%
$1,687/mo
40% occ.
2.4%
$2,249/mo
current
40% occ.
2.4%
$2,238/mo
current
50% occ.
2.9%
$2,800/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.