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Detached house in Areeiro - Vale Formoso, São Clemente
Detached house in Areeiro - Vale Formoso, São Clemente — image 2Detached house in Areeiro - Vale Formoso, São Clemente — image 3Detached house in Areeiro - Vale Formoso, São Clemente — image 4Detached house in Areeiro - Vale Formoso, São Clemente — image 5
Grade Bvillaluxury

Detached house in Areeiro - Vale Formoso, São Clemente

Loulé/Vilamoura · Golden Triangle ·

€2.6M

Asking Price (EUR)

1.5%

True Net Yield (Owner, all-in)

0.9%

True Net Yield (Managed, all-in)

2.4%

True Gross Yield

49%

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: €70,273/yr
Average Daily Rate: €393
+16.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Luxury finish (+8%)
Payback Period: 111.9 years
5-yr Capital Value: €3.0M
10-yr Capital Value: €3.5M
Brixfox Score: 59.2 / 100
Comparable Properties: 6
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.

€2.9M

+12.6% over asking

Asking price€2.6M
IMT — Property transfer tax (investment schedule)€195,000
IS — Stamp duty (0.8%)€20,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€39,000
Total acquisition costs€256,050
Renovation€0 — move-in ready
Furnishing & STR launch (5bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€71,000
All-in investment (incl. renovation & furnishing)€2.9M

Gross yield (asking price)

2.7%

True gross yield (all-in)

2.4%

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: 5
Bathrooms: 5
Building: 433 m²
Land: 1025 m²
Style: portuguese-traditional
Condition: excellent
Year Built: 2011
Energy Certificate: B
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

multi-level terracesarched architectural detailsoutdoor lounge areaprivate swimming pool

Score Breakdown

ROI
3.56
Visual Appeal
14.2
Ownership Security
13
Location
8.4
Land & Space
11.16
Rental Demand
4.9
Payback Speed
0
STR Suitability
4

Description

Set within the prestigious gated condominium The Crest, in the highly sought-after Vale Formoso area, this exceptional five-bedroom villa offers a rare balance of countryside tranquility and coastal convenience. Ideally located near Almancil, Loulé, renowned resorts, and pristine beaches, it provides panoramic views, d

Location

📍 37.1310°N, 8.0230°W

· Loulé/Vilamoura, Algarve, Portugal

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

Detached house in Areeiro - Vale Formoso, São Clemente

Loulé/Vilamoura · Golden Triangle · Ref BF-8496 Source verified · Idealista.pt · listed 2 Jun 2026
Asking price · Freehold
$2,826,087
Ownership
Freehold
Bedrooms
5
Bathrooms
5
Built area
433 m²
Land
1025 m²
True net yield
0.9%
≈ $4,783/mo net after costs & tax
5-yr total return (net + appreciation)
7.8% / yr avg
Payback in ~112 yrs from rent
Brixfox Score 59 · 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: 2011
Energy: B
Condition: excellent

Description

Set within the prestigious gated condominium The Crest, in the highly sought-after Vale Formoso area, this exceptional five-bedroom villa offers a rare balance of countryside tranquility and coastal convenience. Ideally located near Almancil, Loulé, renowned resorts, and pristine beaches, it provides panoramic views, d

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)
$553/night
50% ($254)Brixfox estimate($553/night)200% ($1017)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Indicative
Yearly income
$47,586
Likely range $28,551 – $66,620
Airbnb data$553/night · 49% occupancy
Rental income
$553/night · 49% occ.
$91,511
Running costs (20%)
Utilities, cleaning, maintenance
-$18,302
Income tax (10%)
Indonesian rental income tax
-$25,623
Property tax
Annual property tax
-$0
Net income
1.7% ROI
$47,586

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

0.9%

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

Scenario
Pre-tax
After-tax
Owner-managed
1.9%
1.6%
Fully-managed
1.1%
0.9%
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

3.0%

Annual Revenue

$91,511

Income Tax / yr

$8,008

Payback

—

True All-In Cost
Asking price$2,826,087
IMT — transfer tax (non-resident 7.5%)$211,957
Stamp duty (0.8%)$22,609
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$3,103,370

Growth & Exit Strategy

How your investment grows over time

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

$12.1M$9.1M$6.0M$3.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $2.6M
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 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$3.2M
+22%
Rental Income
+$232K
Total Position
$3.4M
+31%
5.5%/yr
Year 10
Capital Value
$3.8M
+48%
Rental Income
+$502K
Total Position
$4.4M
+67%
5.3%/yr
Year 20
Capital Value
$5.7M
+119%
Rental Income
+$1.2M
Total Position
$6.9M
+164%
5.0%/yr
Year 30
Capital Value
$8.4M
+224%
Rental Income
+$2.1M
Total Position
$10.5M
+304%
4.8%/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
1.7% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Strong
$509 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
1025 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $509 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 1025 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.7% 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.
1.5%
$3,531/mo
40% occ.
2.0%
$4,708/mo
49% occ.
2.4%
$5,765/mo
current
59% occ.
2.9%
$6,942/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.