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Detached house in Centro (Este) Cidade de Loulé, São Clemente
Detached house in Centro (Este) Cidade de Loulé, São Clemente — image 2Detached house in Centro (Este) Cidade de Loulé, São Clemente — image 3Detached house in Centro (Este) Cidade de Loulé, São Clemente — image 4Detached house in Centro (Este) Cidade de Loulé, São Clemente — image 5
Grade Cvillabudget

Detached house in Centro (Este) Cidade de Loulé, São Clemente

Loulé/Vilamoura · Golden Triangle ·

€1.8M

Asking Price (EUR)

0.6%

True Net Yield (Owner, all-in)

0.2%

True Net Yield (Managed, all-in)

1.4%

True Gross Yield

45%

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: €30,908/yr
Average Daily Rate: €190
-44.0% vs area baselineImage quality 2/10 (-15%), Dated style (-15%), No pool (-12%), Has view (+10%), Budget finish (-12%)
Payback Period: 713.6 years
5-yr Capital Value: €2.1M
10-yr Capital Value: €2.4M
Brixfox Score: 44.6 / 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.

€2.2M

+25.0% over asking

Asking price€1.8M
IMT — Property transfer tax (investment schedule)€135,000
IS — Stamp duty (0.8%)€14,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€27,000
Total acquisition costs€177,650
Renovation (est. €900/m² × 270 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€243,000
(€189,000–€297,000)
Furnishing & STR launch (5bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€28,900
All-in investment (incl. renovation & furnishing)€2.2M

Gross yield (asking price)

1.7%

True gross yield (all-in)

1.4%

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: 270 m²
Land: 832 m²
Style: dated
Condition: needs-renovation
Energy Certificate: A+
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
0.56
Visual Appeal
2.2
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
4.46
Payback Speed
0
STR Suitability
4

Description

Excellent modern-style villa under construction with sea views With modern architecture and sea views, this exclusive 3+2 bedroom villa is located on a privileged plot near the entrance of the city of Loulé, in a harmonious residential area composed entirely of villas. Upon entering the villa, you will be welcomed by

Location

📍 37.1310°N, 8.0230°W

· Loulé/Vilamoura, Algarve, Portugal

Visit Golden Properties →Listed via Idealista.pt
5-bedroom freehold villa in Loulé/Vilamoura — photo 1 of 5
Golden Properties
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5-bedroom freehold villa in Loulé/Vilamoura — photo 5 of 5

Detached house in Centro (Este) Cidade de Loulé, São Clemente

Loulé/Vilamoura · Golden Triangle · Ref BF-8867 Source verified · Golden Properties · listed 2 Jun 2026
Asking price · Freehold
$1,956,522
View original listing
Ownership
Freehold
Bedrooms
5
Bathrooms
5
Built area
270 m²
Land
832 m²
True net yield
0.1%
≈ $1,411/mo net after costs & tax
5-yr total return (net + appreciation)
7.2% / yr avg
Payback in ~714 yrs from rent
Brixfox Score 45 · C

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: A+
Condition: needs-renovation

Description

Excellent modern-style villa under construction with sea views With modern architecture and sea views, this exclusive 3+2 bedroom villa is located on a privileged plot near the entrance of the city of Loulé, in a harmonious residential area composed entirely of villas. Upon entering the villa, you will be welcomed by

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)
$267/night
50% ($123)Brixfox estimate($267/night)200% ($491)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Indicative
Yearly income
$20,936
Likely range $12,561 – $29,310
Airbnb data$267/night · 45% occupancy
Rental income
$267/night · 45% occ.
$40,261
Running costs (20%)
Utilities, cleaning, maintenance
-$8,052
Income tax (10%)
Indonesian rental income tax
-$11,273
Property tax
Annual property tax
-$0
Net income
1.1% ROI
$20,936

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

0.1%

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

Scenario
Pre-tax
After-tax
Owner-managed
0.8%
0.6%
Fully-managed
0.3%
0.1%
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

1.9%

Annual Revenue

$40,261

Income Tax / yr

$3,523

Payback

—

True All-In Cost
Asking price$1,956,522
IMT — transfer tax (non-resident 7.5%)$146,739
Stamp duty (0.8%)$15,652
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$2,161,630

Growth & Exit Strategy

How your investment grows over time

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

$7.8M$5.8M$3.9M$1.9M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $1.8M
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 16: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.2M
+22%
Rental Income
+$102K
Total Position
$2.3M
+27%
5.0%/yr
Year 10
Capital Value
$2.7M
+48%
Rental Income
+$221K
Total Position
$2.9M
+60%
4.8%/yr
Year 20
Capital Value
$3.9M
+119%
Rental Income
+$518K
Total Position
$4.5M
+148%
4.6%/yr
Year 30
Capital Value
$5.8M
+224%
Rental Income
+$916K
Total Position
$6.8M
+275%
4.5%/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

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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
1.1% annual return
Occupancy
Weak
45% average occupancy
Nightly Rate
Strong
$246 per night
Visual Appeal
Weak
1/10 instagrammability
Size & Space
Strong
832 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $246 — positioned in the top tier
Generous 832 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 1.1% 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.
1.0%
$1,705/mo
40% occ.
1.4%
$2,273/mo
45% occ.
1.6%
$2,536/mo
current
55% occ.
1.9%
$3,105/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.