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Detached house in Em521, 390 c, Areeiro - Vale Formoso, São Clemente
Detached house in Em521, 390 c, Areeiro - Vale Formoso, São Clemente — image 2Detached house in Em521, 390 c, Areeiro - Vale Formoso, São Clemente — image 3Detached house in Em521, 390 c, Areeiro - Vale Formoso, São Clemente — image 4Detached house in Em521, 390 c, Areeiro - Vale Formoso, São Clemente — image 5
Grade Bvillaluxury

Detached house in Em521, 390 c, Areeiro - Vale Formoso, São Clemente

Loulé/Vilamoura · Golden Triangle ·

€4.5M

Asking Price (EUR)

2.3%

True Net Yield (Owner, all-in)

1.6%

True Net Yield (Managed, all-in)

3.2%

True Gross Yield

54%

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: €160,515/yr
Average Daily Rate: €815
+2.0% vs area baselineImage quality 9/10 (+6%), No pool (-12%), Luxury finish (+8%)
Payback Period: 63.7 years
5-yr Capital Value: €5.2M
10-yr Capital Value: €6.0M
Brixfox Score: 62.1 / 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.

€5.0M

+11.3% over asking

Asking price€4.5M
IMT — Property transfer tax (investment schedule)€337,500
IS — Stamp duty (0.8%)€36,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€67,500
Total acquisition costs€442,250
Renovation€0 — move-in ready
Furnishing & STR launch (5bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€68,500
All-in investment (incl. renovation & furnishing)€5.0M

Gross yield (asking price)

3.6%

True gross yield (all-in)

3.2%

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: 853 m²
Land: 1292 m²
Style: minimalist
Condition: excellent
Energy Certificate: B

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

recessed lightingmarble accent walllarge windows with natural light

Score Breakdown

ROI
6.28
Visual Appeal
15
Ownership Security
13
Location
8.4
Land & Space
10.02
Rental Demand
5.39
Payback Speed
0
STR Suitability
4

Description

Contemporary detached villa amidst the stunning maritime landscape, strategically located in the heart of the Golden Triangle, in a serene and tranquil area, with sea views. It features 5 bedrooms and 5 bathrooms, a spacious kitchen, and living room with glazed windows allowing natural light to enter all day long. Outs

Location

📍 37.1108°N, 8.0213°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
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 Em521, 390 c, Areeiro - Vale Formoso, São Clemente

Loulé/Vilamoura · Golden Triangle · Ref BF-8833 Source verified · Sotheby's Realty Vilamoura · listed 3 Jun 2026
Asking price · Freehold
$4,891,304
View original listing
Ownership
Freehold
Bedrooms
5
Bathrooms
5
Built area
853 m²
Land
1292 m²
True net yield
1.6%
≈ $12,468/mo net after costs & tax
5-yr total return (net + appreciation)
8.4% / yr avg
Payback in ~64 yrs from rent
Brixfox Score 62 · 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

Energy: B
Condition: excellent

Description

Contemporary detached villa amidst the stunning maritime landscape, strategically located in the heart of the Golden Triangle, in a serene and tranquil area, with sea views. It features 5 bedrooms and 5 bathrooms, a spacious kitchen, and living room with glazed windows allowing natural light to enter all day long. Outs

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)
$1,146/night
50% ($527)Brixfox estimate($1,146/night)200% ($2109)
Occupancy
54%
10%Brixfox estimate(54%)100%

Short-Term Rental

Indicative
Yearly income
$108,660
Likely range $65,196 – $152,124
Airbnb data$1,146/night · 54% occupancy
Rental income
$1,146/night · 54% occ.
$208,962
Running costs (20%)
Utilities, cleaning, maintenance
-$41,792
Income tax (10%)
Indonesian rental income tax
-$58,509
Property tax
Annual property tax
-$0
Net income
2.2% ROI
$108,660

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

1.6%

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

Scenario
Pre-tax
After-tax
Owner-managed
2.8%
2.5%
Fully-managed
1.9%
1.6%
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

3.9%

Annual Revenue

$208,962

Income Tax / yr

$18,284

Payback

64 yrs

True All-In Cost
Asking price$4,891,304
IMT — transfer tax (non-resident 7.5%)$366,848
Stamp duty (0.8%)$39,130
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$5,340,000

Growth & Exit Strategy

How your investment grows over time

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

$22.3M$16.7M$11.1M$5.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $4.5M
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 29: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$5.5M
+22%
Rental Income
+$531K
Total Position
$6.0M
+33%
5.9%/yr
Year 10
Capital Value
$6.7M
+48%
Rental Income
+$1.1M
Total Position
$7.8M
+73%
5.7%/yr
Year 20
Capital Value
$9.9M
+119%
Rental Income
+$2.7M
Total Position
$12.5M
+179%
5.3%/yr
Year 30
Capital Value
$14.6M
+224%
Rental Income
+$4.8M
Total Position
$19.4M
+330%
5.0%/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
Weak
2.2% annual return
Occupancy
Average
54% average occupancy
Nightly Rate
Strong
$1055 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
1292 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1055 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 1292 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.2% 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

34% occ.
2.0%
$8,283/mo
44% occ.
2.6%
$10,724/mo
54% occ.
3.2%
$13,164/mo
current
64% occ.
3.8%
$15,605/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.