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Detached house in Em521, 8100, Areeiro - Vale Formoso, São Clemente
Detached house in Em521, 8100, Areeiro - Vale Formoso, São Clemente — image 2Detached house in Em521, 8100, Areeiro - Vale Formoso, São Clemente — image 3Detached house in Em521, 8100, Areeiro - Vale Formoso, São Clemente — image 4Detached house in Em521, 8100, Areeiro - Vale Formoso, São Clemente — image 5
Grade A+villaluxury

Detached house in Em521, 8100, Areeiro - Vale Formoso, São Clemente

Loulé/Vilamoura · Golden Triangle ·

€1.5M

Asking Price (EUR)

9.8%

True Net Yield (Owner, all-in)

7.1%

True Net Yield (Managed, all-in)

11.6%

True Gross Yield

58%

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: €198,512/yr
Average Daily Rate: €945
+33.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 13.2 years
5-yr Capital Value: €1.7M
10-yr Capital Value: €2.0M
Brixfox Score: 86.6 / 100
Comparable Properties: 6
Data Confidence: 73%
Search Radius: 2 km

True Investment Cost

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

€1.7M

+14.6% over asking

Asking price€1.5M
IMT — Property transfer tax (investment schedule)€112,125
IS — Stamp duty (0.8%)€11,960
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€22,425
Total acquisition costs€147,760
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)€1.7M

Gross yield (asking price)

13.3%

True gross yield (all-in)

11.6%

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: 250 m²
Land: 790 m²
Style: modern
Condition: excellent
Year Built: 2011
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity-edge poolwood deckstone accent walllarge sliding glass doorsbalcony with glass railing

Score Breakdown

ROI
24.2
Visual Appeal
14.2
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
5.76
Payback Speed
5
STR Suitability
4

Description

Detached 5 bedroom villa located in Areeiro, a quiet countryside area with excellent connections and good proximity to Loulé, Faro and Vilamoura. The villa is divided into three floors and offers high standards of quality and comfort in all of them. The upper floor has three en-suite bedrooms, one of them with a walk-i

Location

📍 37.1149°N, 8.0210°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 Em521, 8100, Areeiro - Vale Formoso, São Clemente

Loulé/Vilamoura · Golden Triangle · Ref BF-8825 Source verified · Sotheby's Realty Vilamoura · listed 3 Jun 2026
Asking price · Freehold
$1,625,000
View original listing
Ownership
Freehold
Bedrooms
5
Bathrooms
5
Built area
250 m²
Land
790 m²
True net yield
7.6%
≈ $18,164/mo net after costs & tax
5-yr total return (net + appreciation)
14.4% / yr avg
Payback in ~13 yrs from rent
Brixfox Score 87 · 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

Year built: 2011
Energy: A
Condition: excellent

Description

Detached 5 bedroom villa located in Areeiro, a quiet countryside area with excellent connections and good proximity to Loulé, Faro and Vilamoura. The villa is divided into three floors and offers high standards of quality and comfort in all of them. The upper floor has three en-suite bedrooms, one of them with a walk-i

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)
$1,329/night
50% ($611)Brixfox estimate($1,329/night)200% ($2445)
Occupancy
58%
10%Brixfox estimate(58%)100%

Short-Term Rental

Indicative
Yearly income
$134,468
Likely range $80,680 – $188,255
Airbnb data$1,329/night · 58% occupancy
Rental income
$1,329/night · 58% occ.
$258,592
Running costs (20%)
Utilities, cleaning, maintenance
-$51,718
Income tax (10%)
Indonesian rental income tax
-$72,406
Property tax
Annual property tax
-$0
Net income
8.3% ROI
$134,468

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

7.6%

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

Scenario
Pre-tax
After-tax
Owner-managed
12.1%
10.8%
Fully-managed
8.8%
7.6%
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

14.3%

Annual Revenue

$258,592

Income Tax / yr

$22,627

Payback

13 yrs

True All-In Cost
Asking price$1,625,000
IMT — transfer tax (non-resident 7.5%)$121,875
Stamp duty (0.8%)$13,000
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$1,802,592

Growth & Exit Strategy

How your investment grows over time

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

$12.3M$9.3M$6.2M$3.1M$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 11: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.8M
+22%
Rental Income
+$657K
Total Position
$2.5M
+66%
10.6%/yr
Year 10
Capital Value
$2.2M
+48%
Rental Income
+$1.4M
Total Position
$3.6M
+143%
9.3%/yr
Year 20
Capital Value
$3.3M
+119%
Rental Income
+$3.3M
Total Position
$6.6M
+341%
7.7%/yr
Year 30
Capital Value
$4.8M
+224%
Rental Income
+$5.9M
Total Position
$10.7M
+618%
6.8%/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

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
Strong
8.3% annual return
Occupancy
Average
58% average occupancy
Nightly Rate
Strong
$1223 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
790 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.3% — outperforms most villas in this market
Premium nightly rate of $1223 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 58% — 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

38% occ.
7.9%
$10,632/mo
48% occ.
9.9%
$13,461/mo
58% occ.
12.0%
$16,291/mo
current
68% occ.
14.1%
$19,121/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.