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House in Estrada do Poço de Pau, Santa Catarina - Goncinha, São Clemente
House in Estrada do Poço de Pau, Santa Catarina - Goncinha, São Clemente — image 2House in Estrada do Poço de Pau, Santa Catarina - Goncinha, São Clemente — image 3House in Estrada do Poço de Pau, Santa Catarina - Goncinha, São Clemente — image 4House in Estrada do Poço de Pau, Santa Catarina - Goncinha, São Clemente — image 5
Grade Bvillaluxury

House in Estrada do Poço de Pau, Santa Catarina - Goncinha, São Clemente

Loulé/Vilamoura · Golden Triangle ·

€1.3M

Asking Price (EUR)

1.0%

True Net Yield (Owner, all-in)

0.4%

True Net Yield (Managed, all-in)

2.0%

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: €28,036/yr
Average Daily Rate: €193
+11.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%), Luxury finish (+8%)
Payback Period: 302.1 years
5-yr Capital Value: €1.4M
10-yr Capital Value: €1.7M
Brixfox Score: 56.3 / 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.

€1.4M

+14.0% over asking

Asking price€1.3M
IMT — Property transfer tax (investment schedule)€93,750
IS — Stamp duty (0.8%)€10,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€18,750
Total acquisition costs€123,750
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€50,800
All-in investment (incl. renovation & furnishing)€1.4M

Gross yield (asking price)

2.2%

True gross yield (all-in)

2.0%

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: 3
Bathrooms: 4
Building: 186 m²
Land: 1362 m²
Style: modern
Condition: excellent
Year Built: 2025
Energy Certificate: A

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

white slatted facademarble benchlandscaped garden

Score Breakdown

ROI
1.32
Visual Appeal
13.6
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
3.98
Payback Speed
0
STR Suitability
4

Description

Imagine waking up each day in your own slice of Portuguese heaven. This extraordinary 3 Bedroom, 4 Bathroom property in Vale Formosa offers an unparalleled lifestyle, combining contemporary luxury with the laid-back charm of the Algarve coast.As you step inside, you're greeted by an expansive 210.0 m² interior that exu

Location

📍 37.1310°N, 8.0230°W

· Loulé/Vilamoura, Algarve, Portugal

View this property on OliveHomes.com →Listed via Idealista.pt
3-bedroom freehold villa in Loulé/Vilamoura — photo 1 of 5
OliveHomes.com
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

House in Estrada do Poço de Pau, Santa Catarina - Goncinha, São Clemente

Loulé/Vilamoura · Golden Triangle · Ref BF-8782 Source verified · OliveHomes.com · listed 2 Jun 2026
Asking price · Freehold
$1,358,696
View original listing
Ownership
Freehold
Bedrooms
3
Bathrooms
4
Built area
186 m²
Land
1362 m²
True net yield
0.3%
≈ $1,480/mo net after costs & tax
5-yr total return (net + appreciation)
7.5% / yr avg
Payback in ~302 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: 2025
Energy: A
Condition: excellent

Description

Imagine waking up each day in your own slice of Portuguese heaven. This extraordinary 3 Bedroom, 4 Bathroom property in Vale Formosa offers an unparalleled lifestyle, combining contemporary luxury with the laid-back charm of the Algarve coast.As you step inside, you're greeted by an expansive 210.0 m² interior that exu

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)
$271/night
50% ($125)Brixfox estimate($271/night)200% ($499)
Occupancy
40%
10%Brixfox estimate(40%)100%

Short-Term Rental

Indicative
Yearly income
$18,985
Likely range $11,390 – $26,578
Airbnb data$271/night · 40% occupancy
Rental income
$271/night · 40% occ.
$36,509
Running costs (20%)
Utilities, cleaning, maintenance
-$7,302
Income tax (10%)
Indonesian rental income tax
-$10,222
Property tax
Annual property tax
-$0
Net income
1.4% ROI
$18,985

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
1.2%
1.0%
Fully-managed
0.5%
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

2.4%

Annual Revenue

$36,509

Income Tax / yr

$3,195

Payback

—

True All-In Cost
Asking price$1,358,696
IMT — transfer tax (non-resident 7.5%)$101,902
Stamp duty (0.8%)$10,870
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$1,514,185

Growth & Exit Strategy

How your investment grows over time

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

$5.6M$4.2M$2.8M$1.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $1.3M
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
$1.5M
+22%
Rental Income
+$93K
Total Position
$1.6M
+29%
5.2%/yr
Year 10
Capital Value
$1.9M
+48%
Rental Income
+$200K
Total Position
$2.1M
+64%
5.1%/yr
Year 20
Capital Value
$2.7M
+119%
Rental Income
+$469K
Total Position
$3.2M
+157%
4.8%/yr
Year 30
Capital Value
$4.1M
+224%
Rental Income
+$831K
Total Position
$4.9M
+291%
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

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
1.4% annual return
Occupancy
Weak
40% average occupancy
Nightly Rate
Strong
$250 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
1362 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $250 — positioned in the top tier
Generous 1362 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 1.4% 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%
$1,734/mo
40% occ.
2.0%
$2,312/mo
current
40% occ.
2.0%
$2,300/mo
current
50% occ.
2.5%
$2,878/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.