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Detached house in Em1305, Apra - Pedragosa, São Clemente
Detached house in Em1305, Apra - Pedragosa, São Clemente — image 2Detached house in Em1305, Apra - Pedragosa, São Clemente — image 3Detached house in Em1305, Apra - Pedragosa, São Clemente — image 4Detached house in Em1305, Apra - Pedragosa, São Clemente — image 5
Grade C+villamid-range

Detached house in Em1305, Apra - Pedragosa, São Clemente

Loulé/Vilamoura · Golden Triangle ·

€1.2M

Asking Price (EUR)

0.6%

True Net Yield (Owner, all-in)

0.2%

True Net Yield (Managed, all-in)

1.2%

True Gross Yield

39%

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: €26,710/yr
Average Daily Rate: €189
+9.0% vs area baselineImage quality 6/10 (-3%), Modern/contemporary style (+12%), Has pool (0%)
Payback Period: 333.5 years
5-yr Capital Value: €1.4M
10-yr Capital Value: €1.6M
Brixfox Score: 50.6 / 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.

€2.3M

+90.5% over asking

Asking price€1.2M
IMT — Property transfer tax (investment schedule)€90,000
IS — Stamp duty (0.8%)€9,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€18,000
Total acquisition costs€118,850
Renovation (est. €900/m² × 1036 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€932,400
(€725,200–€1.1M)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€34,700
All-in investment (incl. renovation & furnishing)€2.3M

Gross yield (asking price)

2.2%

True gross yield (all-in)

1.2%

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: 3
Bathrooms: 4
Building: 1036 m²
Land: 1036 m²
Style: contemporary
Condition: needs-renovation
Year Built: 2022
Energy Certificate: A
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large sliding glass doorsintegrated pool seating/steps

Score Breakdown

ROI
1.2
Visual Appeal
10.8
Ownership Security
13
Location
8.4
Land & Space
9.33
Rental Demand
3.86
Payback Speed
0
STR Suitability
4

Description

Contemporary Architecture House in Final Stages of Construction – Loulé, Rua de Betunes With 3 bedrooms, one of which is a suite 4 bathrooms Located in a quiet and privileged area of Loulé, this magnificent house is situated on a 1036 m² plot, offering an excellent balance between comfort, elegance and functionality.

Location

📍 37.1310°N, 8.0230°W

· Loulé/Vilamoura, Algarve, Portugal

Listed by Century21 Realty Art 3 via Idealista.pt
3-bedroom freehold villa in Loulé/Vilamoura — photo 1 of 5
Idealista.pt
3-bedroom freehold villa in Loulé/Vilamoura — photo 2 of 5
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3-bedroom freehold villa in Loulé/Vilamoura — photo 5 of 5

Detached house in Em1305, Apra - Pedragosa, São Clemente

Loulé/Vilamoura · Golden Triangle · Ref BF-9158 Source verified · Idealista.pt · listed 2 Jun 2026
Asking price · Freehold
$1,304,348
Ownership
Freehold
Bedrooms
3
Bathrooms
4
Built area
1036 m²
Land
1036 m²
True net yield
0.3%
≈ $1,382/mo net after costs & tax
5-yr total return (net + appreciation)
7.5% / yr avg
Payback in ~333 yrs from rent
Brixfox Score 51 · 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

Year built: 2022
Energy: A
Condition: needs-renovation

Description

Contemporary Architecture House in Final Stages of Construction – Loulé, Rua de Betunes With 3 bedrooms, one of which is a suite 4 bathrooms Located in a quiet and privileged area of Loulé, this magnificent house is situated on a 1036 m² plot, offering an excellent balance between comfort, elegance and functionality.

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% ($490)
Occupancy
39%
10%Brixfox estimate(39%)100%

Short-Term Rental

Indicative
Yearly income
$18,091
Likely range $10,854 – $25,328
Airbnb data$267/night · 39% occupancy
Rental income
$267/night · 39% occ.
$34,791
Running costs (20%)
Utilities, cleaning, maintenance
-$6,958
Income tax (10%)
Indonesian rental income tax
-$9,742
Property tax
Annual property tax
-$0
Net income
1.4% ROI
$18,091

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
1.1%
0.9%
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

$34,791

Income Tax / yr

$3,045

Payback

—

True All-In Cost
Asking price$1,304,348
IMT — transfer tax (non-resident 7.5%)$97,826
Stamp duty (0.8%)$10,435
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$1,455,326

Growth & Exit Strategy

How your investment grows over time

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

$5.4M$4.0M$2.7M$1.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $1.2M
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
+$88K
Total Position
$1.5M
+29%
5.2%/yr
Year 10
Capital Value
$1.8M
+48%
Rental Income
+$191K
Total Position
$2.0M
+64%
5.1%/yr
Year 20
Capital Value
$2.6M
+119%
Rental Income
+$447K
Total Position
$3.1M
+156%
4.8%/yr
Year 30
Capital Value
$3.9M
+224%
Rental Income
+$792K
Total Position
$4.7M
+290%
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

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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
1.4% annual return
Occupancy
Weak
39% average occupancy
Nightly Rate
Strong
$245 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Strong
1036 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $245 — positioned in the top tier
Generous 1036 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.
1.6%
$1,703/mo
40% occ.
2.1%
$2,270/mo
39% occ.
2.0%
$2,192/mo
current
49% occ.
2.5%
$2,759/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.