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Detached house in São Clemente, Loulé
Detached house in São Clemente, Loulé — image 2Detached house in São Clemente, Loulé — image 3Detached house in São Clemente, Loulé — image 4Detached house in São Clemente, Loulé — image 5
Grade C+villamid-range

Detached house in São Clemente, Loulé

Loulé/Vilamoura · Golden Triangle ·

€799,000

Asking Price (EUR)

0.7%

True Net Yield (Owner, all-in)

0.2%

True Net Yield (Managed, all-in)

1.9%

True Gross Yield

26%

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: €17,265/yr
Average Daily Rate: €183
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 22003.5 years
5-yr Capital Value: €926,260
10-yr Capital Value: €1.1M
Brixfox Score: 52.8 / 100
Comparable Properties: 6
Data Confidence: 69%
Search Radius: 2 km

True Investment Cost

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

€913,092

+14.3% over asking

Asking price€799,000
IMT — Property transfer tax (investment schedule)€47,940
IS — Stamp duty (0.8%)€6,392
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,985
Total acquisition costs€67,567
Renovation (est. €55/m² × 215 m²)
Light touch-ups — paint, fixtures, deep clean.		€11,825
(€6,450–€17,200)
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)€913,092

Gross yield (asking price)

2.2%

True gross yield (all-in)

1.9%

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: 215 m²
Land: 2268 m²
Style: portuguese-traditional
Condition: good
Year Built: 2018
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

exposed wooden beam ceilingstone facadetraditional terracotta floor tilessolar panels

Score Breakdown

ROI
0
Visual Appeal
12.8
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
2.58
Payback Speed
0
STR Suitability
4

Description

Set in the Central Algarve, this classic-style villa sits on a generous 2,270 m² plot, offering privacy, tranquillity and sweeping views over both the town and surrounding countryside. The property comprises three bedrooms, three bathrooms, two spacious living areas and a fully equipped kitchen. Double glazing, air co

Location

📍 37.1289°N, 8.0080°W

· Loulé/Vilamoura, Algarve, Portugal

Listed by Rustic Properties via Idealista.pt
3-bedroom freehold villa in Loulé/Vilamoura — photo 1 of 5
Idealista.pt
3-bedroom freehold villa in Loulé/Vilamoura — photo 2 of 5
3-bedroom freehold villa in Loulé/Vilamoura — photo 3 of 5
3-bedroom freehold villa in Loulé/Vilamoura — photo 4 of 5
3-bedroom freehold villa in Loulé/Vilamoura — photo 5 of 5

Detached house in São Clemente, Loulé

Loulé/Vilamoura · Golden Triangle · Ref BF-8286 Source verified · Idealista.pt · listed 2 Jun 2026
Asking price · Freehold
$868,478
Ownership
Freehold
Bedrooms
3
Bathrooms
3
Built area
215 m²
Land
2268 m²
5-yr total return (net + appreciation)
7.5% / yr avg
Payback in ~22004 yrs from rent
Brixfox Score 53 · 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

Year built: 2018
Energy: C
Condition: good

Description

Set in the Central Algarve, this classic-style villa sits on a generous 2,270 m² plot, offering privacy, tranquillity and sweeping views over both the town and surrounding countryside. The property comprises three bedrooms, three bathrooms, two spacious living areas and a fully equipped kitchen. Double glazing, air co

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)
$257/night
50% ($118)Brixfox estimate($257/night)200% ($474)
Occupancy
26%
10%Brixfox estimate(26%)100%

Short-Term Rental

Indicative
Yearly income
$11,693
Likely range $7,015 – $16,370
Airbnb data$257/night · 26% occupancy
Rental income
$257/night · 26% occ.
$22,486
Running costs (20%)
Utilities, cleaning, maintenance
-$4,497
Income tax (10%)
Indonesian rental income tax
-$6,296
Property tax
Annual property tax
-$0
Net income
1.3% ROI
$11,693

Investment Returns

After-tax net yield · all-in cost basis

Exact location

Net Yield · Fully-Managed · After Tax

0.0%

on all-in cost of $980,592

Scenario
Pre-tax
After-tax
Owner-managed
0.9%
0.7%
Fully-managed
0.2%
0.0%
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

2.3%

Annual Revenue

$22,486

Income Tax / yr

$1,967

Payback

—

True All-In Cost
Asking price$868,478
IMT — transfer tax (non-resident 7.5%)$65,136
Stamp duty (0.8%)$6,948
Notary + registry$2,174
Legal$10,683
Furnishing + STR launch$27,174
All-in cost$980,592

Growth & Exit Strategy

How your investment grows over time

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

$3.6M$2.7M$1.8M$892K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $799K
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
$972K
+22%
Rental Income
+$57K
Total Position
$1.0M
+29%
5.2%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$123K
Total Position
$1.3M
+63%
5.0%/yr
Year 20
Capital Value
$1.8M
+119%
Rental Income
+$289K
Total Position
$2.0M
+155%
4.8%/yr
Year 30
Capital Value
$2.6M
+224%
Rental Income
+$512K
Total Position
$3.1M
+288%
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
1.3% annual return
Occupancy
Weak
26% average occupancy
Nightly Rate
Strong
$237 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
2268 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $237 — positioned in the top tier
Generous 2268 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 1.3% 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.
2.3%
$1,645/mo
40% occ.
3.0%
$2,193/mo
26% occ.
2.0%
$1,417/mo
current
36% occ.
2.7%
$1,965/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.