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

Detached house in Areeiro - Vale Formoso, São Clemente

Loulé/Vilamoura · Golden Triangle ·

€5.0M

Asking Price (EUR)

0.8%

True Net Yield (Owner, all-in)

0.4%

True Net Yield (Managed, all-in)

1.5%

True Gross Yield

50%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.8 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: €83,422/yr
Average Daily Rate: €460
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 300.5 years
5-yr Capital Value: €5.8M
10-yr Capital Value: €6.7M
Brixfox Score: 59.3 / 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.

€5.6M

+11.2% over asking

Asking price€5.0M
IMT — Property transfer tax (investment schedule)€374,625
IS — Stamp duty (0.8%)€39,960
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€74,925
Total acquisition costs€490,760
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)€5.6M

Gross yield (asking price)

1.7%

True gross yield (all-in)

1.5%

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: 8
Building: 674 m²
Land: 2415 m²
Style: modern
Condition: new-build
Year Built: 2025
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity poolmulti-level architecturelarge glass windowsflat roof with solar panelsintegrated outdoor living spaces

Score Breakdown

ROI
1.32
Visual Appeal
15.6
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
4.97
Payback Speed
0
STR Suitability
4

Description

This impressive five bedroom detached villa excellently located on a very quiet area close to the city of Almancil and nearby to all amenities. Set on a 2.415 sqm plot with 674 sq. m. of built area, this contemporary style villa comprises of a grand double-height entrance hallway leading to a spacious open-plan ground

Location

📍 37.1310°N, 8.0230°W

· Loulé/Vilamoura, Algarve, Portugal

View this property on Kasas e Kasas - Algarve Property Mediação Imobiliária, Lda →Listed via Idealista.pt
5-bedroom freehold villa in Loulé/Vilamoura — photo 1 of 5
Kasas e Kasas - Algarve Property Mediação Imobiliária, Lda
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 Areeiro - Vale Formoso, São Clemente

Loulé/Vilamoura · Golden Triangle · Ref BF-9183 Source verified · Kasas e Kasas - Algarve Property Mediação Imobiliária, Lda · listed 2 Jun 2026
Asking price · Freehold
$5,429,348
View original listing
Ownership
Freehold
Bedrooms
5
Bathrooms
8
Built area
674 m²
Land
2415 m²
True net yield
0.3%
≈ $4,559/mo net after costs & tax
5-yr total return (net + appreciation)
7.2% / yr avg
Payback in ~300 yrs from rent
Brixfox Score 59 · 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

Year built: 2025
Energy: A
Condition: new-build

Description

This impressive five bedroom detached villa excellently located on a very quiet area close to the city of Almancil and nearby to all amenities. Set on a 2.415 sqm plot with 674 sq. m. of built area, this contemporary style villa comprises of a grand double-height entrance hallway leading to a spacious open-plan ground

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)
$648/night
50% ($298)Brixfox estimate($648/night)200% ($1192)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Indicative
Yearly income
$56,614
Likely range $33,968 – $79,260
Airbnb data$648/night · 50% occupancy
Rental income
$648/night · 50% occ.
$108,874
Running costs (20%)
Utilities, cleaning, maintenance
-$21,775
Income tax (10%)
Indonesian rental income tax
-$30,485
Property tax
Annual property tax
-$0
Net income
1.0% ROI
$56,614

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
0.9%
0.8%
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

1.8%

Annual Revenue

$108,874

Income Tax / yr

$9,526

Payback

—

True All-In Cost
Asking price$5,429,348
IMT — transfer tax (non-resident 7.5%)$407,201
Stamp duty (0.8%)$43,435
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$5,922,701

Growth & Exit Strategy

How your investment grows over time

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

$21.5M$16.1M$10.7M$5.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $5.0M
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
$6.1M
+22%
Rental Income
+$277K
Total Position
$6.4M
+27%
4.9%/yr
Year 10
Capital Value
$7.4M
+48%
Rental Income
+$597K
Total Position
$8.0M
+60%
4.8%/yr
Year 20
Capital Value
$10.9M
+119%
Rental Income
+$1.4M
Total Position
$12.3M
+147%
4.6%/yr
Year 30
Capital Value
$16.2M
+224%
Rental Income
+$2.5M
Total Position
$18.7M
+274%
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

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
1.0% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$596 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
2415 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $596 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 2415 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.0% 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.
0.9%
$4,140/mo
40% occ.
1.2%
$5,520/mo
50% occ.
1.5%
$6,859/mo
current
60% occ.
1.8%
$8,239/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.