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Detached house in Ladeira Da Alfarrobeira, 4, Santa Catarina - Goncinha, São Clemente
Detached house in Ladeira Da Alfarrobeira, 4, Santa Catarina - Goncinha, São Clemente — image 2Detached house in Ladeira Da Alfarrobeira, 4, Santa Catarina - Goncinha, São Clemente — image 3Detached house in Ladeira Da Alfarrobeira, 4, Santa Catarina - Goncinha, São Clemente — image 4Detached house in Ladeira Da Alfarrobeira, 4, Santa Catarina - Goncinha, São Clemente — image 5
Grade Avillamid-range

Detached house in Ladeira Da Alfarrobeira, 4, Santa Catarina - Goncinha, São Clemente

Loulé/Vilamoura · Golden Triangle ·

€1.5M

Asking Price (EUR)

8.1%

True Net Yield (Owner, all-in)

5.9%

True Net Yield (Managed, all-in)

9.7%

True Gross Yield

55%

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: €166,654/yr
Average Daily Rate: €825
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 16.2 years
5-yr Capital Value: €1.7M
10-yr Capital Value: €2.0M
Brixfox Score: 79.9 / 100
Comparable Properties: 8
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.

€1.7M

+14.4% over asking

Asking price€1.5M
IMT — Property transfer tax (investment schedule)€112,500
IS — Stamp duty (0.8%)€12,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€22,500
Total acquisition costs€148,250
Renovation (est. €55/m² × 419 m²)
Light touch-ups — paint, fixtures, deep clean.		€23,045
(€12,570–€33,520)
Furnishing & STR launch (5bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€45,400
All-in investment (incl. renovation & furnishing)€1.7M

Gross yield (asking price)

11.1%

True gross yield (all-in)

9.7%

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: 4
Building: 419 m²
Land: 1200 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

terracotta floor tilescobblestone patiopergola with wooden beamswavy patterned wall trim

Score Breakdown

ROI
21.38
Visual Appeal
11.8
Ownership Security
13
Location
8.4
Land & Space
11.82
Rental Demand
5.54
Payback Speed
4
STR Suitability
4

Description

Enter a cozy hallway that leads to a fully equipped kitchen and four spacious bedrooms, each accompanied by its own private bathroom. An additional bedroom with bunk beds offers versatility for guests or a family. The villa features a spacious living room, adorned with a fireplace, which flows seamlessly into an adjoin

Location

📍 37.1095°N, 8.0053°W

· Loulé/Vilamoura, Algarve, Portugal

View this property on Sotheby's Realty Vilamoura →Listed via Idealista.pt
5-bedroom freehold villa in Loulé/Vilamoura — photo 1 of 5
Sotheby's Realty Vilamoura
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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 Ladeira Da Alfarrobeira, 4, Santa Catarina - Goncinha, São Clemente

Loulé/Vilamoura · Golden Triangle · Ref BF-8790 Source verified · Sotheby's Realty Vilamoura · listed 3 Jun 2026
Asking price · Freehold
$1,630,435
View original listing
Ownership
Freehold
Bedrooms
5
Bathrooms
4
Built area
419 m²
Land
1200 m²
True net yield
6.2%
≈ $15,010/mo net after costs & tax
5-yr total return (net + appreciation)
13.1% / yr avg
Payback in ~16 yrs from rent
Brixfox Score 80 · A

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

Energy: C
Condition: good

Description

Enter a cozy hallway that leads to a fully equipped kitchen and four spacious bedrooms, each accompanied by its own private bathroom. An additional bedroom with bunk beds offers versatility for guests or a family. The villa features a spacious living room, adorned with a fireplace, which flows seamlessly into an adjoin

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)
$1,160/night
50% ($534)Brixfox estimate($1,160/night)200% ($2135)
Occupancy
55%
10%Brixfox estimate(55%)100%

Short-Term Rental

Indicative
Yearly income
$112,867
Likely range $67,720 – $158,013
Airbnb data$1,160/night · 55% occupancy
Rental income
$1,160/night · 55% occ.
$217,051
Running costs (20%)
Utilities, cleaning, maintenance
-$43,410
Income tax (10%)
Indonesian rental income tax
-$60,774
Property tax
Annual property tax
-$0
Net income
6.9% ROI
$112,867

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

6.2%

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

Scenario
Pre-tax
After-tax
Owner-managed
10.0%
8.9%
Fully-managed
7.2%
6.2%
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

12.0%

Annual Revenue

$217,051

Income Tax / yr

$18,992

Payback

16 yrs

True All-In Cost
Asking price$1,630,435
IMT — transfer tax (non-resident 7.5%)$122,283
Stamp duty (0.8%)$13,043
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$1,808,478

Growth & Exit Strategy

How your investment grows over time

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

$11.3M$8.5M$5.6M$2.8M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.5M
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 13: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.8M
+22%
Rental Income
+$551K
Total Position
$2.4M
+58%
9.6%/yr
Year 10
Capital Value
$2.2M
+48%
Rental Income
+$1.2M
Total Position
$3.4M
+127%
8.6%/yr
Year 20
Capital Value
$3.3M
+119%
Rental Income
+$2.8M
Total Position
$6.1M
+305%
7.2%/yr
Year 30
Capital Value
$4.9M
+224%
Rental Income
+$4.9M
Total Position
$9.8M
+554%
6.5%/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
Good
6.9% annual return
Occupancy
Average
55% average occupancy
Nightly Rate
Strong
$1067 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
1200 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1067 — positioned in the top tier
Generous 1200 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
Occupancy at 55% — factor in seasonal gaps

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

35% occ.
6.4%
$8,733/mo
45% occ.
8.2%
$11,204/mo
55% occ.
10.1%
$13,674/mo
current
65% occ.
11.9%
$16,145/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.