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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 Avillaluxury

Detached house in Areeiro - Vale Formoso, São Clemente

Loulé/Vilamoura · Golden Triangle ·

€3.5M

Asking Price (EUR)

6.2%

True Net Yield (Owner, all-in)

4.5%

True Net Yield (Managed, all-in)

7.6%

True Gross Yield

64%

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: €296,460/yr
Average Daily Rate: €1267
+26.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 21.0 years
5-yr Capital Value: €4.1M
10-yr Capital Value: €4.7M
Brixfox Score: 78.3 / 100
Comparable Properties: 5
Data Confidence: 59%
Search Radius: 6 km

True Investment Cost

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

€3.9M

+12.1% over asking

Asking price€3.5M
IMT — Property transfer tax (investment schedule)€262,500
IS — Stamp duty (0.8%)€28,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€52,500
Total acquisition costs€344,250
Renovation€0 — move-in ready
Furnishing & STR launch (6bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€79,850
All-in investment (incl. renovation & furnishing)€3.9M

Gross yield (asking price)

8.5%

True gross yield (all-in)

7.6%

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: 6
Bathrooms: 8
Building: 748 m²
Land: 9980 m²
Style: portuguese-traditional
Condition: excellent
Year Built: 1990
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

multi-level architectureexpansive outdoor terracespanoramic viewsintegrated swimming pool

Score Breakdown

ROI
17.28
Visual Appeal
14.2
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
6.41
Payback Speed
3
STR Suitability
4

Description

Price Recently Reduced From 3.790.000 Euros To 3.500.000 Euros. Embark on a journey of unparalleled luxury and sophistication with this exquisitely renovated villa nestled in the idyllic locale of Vale Formoso, Almancil only 10 minutes drive to Quinta do Lago and Vale do Lobo luxury golf resorts. A property including 4

Location

📍 37.1310°N, 8.0230°W

· Loulé/Vilamoura, Algarve, Portugal

View this property on XP | Chestertons →Listed via Idealista.pt
6-bedroom freehold villa in Loulé/Vilamoura — photo 1 of 5
XP | Chestertons
6-bedroom freehold villa in Loulé/Vilamoura — photo 2 of 5
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6-bedroom freehold villa in Loulé/Vilamoura — photo 4 of 5
6-bedroom freehold villa in Loulé/Vilamoura — photo 5 of 5

Detached house in Areeiro - Vale Formoso, São Clemente

Loulé/Vilamoura · Golden Triangle · Ref BF-9485 Source verified · XP | Chestertons · listed 3 May 2026
Asking price · Freehold
$3,804,348
View original listing
Ownership
Freehold
Bedrooms
6
Bathrooms
8
Built area
748 m²
Land
9980 m²
True net yield
4.8%
≈ $26,540/mo net after costs & tax
5-yr total return (net + appreciation)
11.4% / yr avg
Payback in ~21 yrs from rent
Brixfox Score 78 · 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: 1990
Energy: C
Condition: excellent

Description

Price Recently Reduced From 3.790.000 Euros To 3.500.000 Euros. Embark on a journey of unparalleled luxury and sophistication with this exquisitely renovated villa nestled in the idyllic locale of Vale Formoso, Almancil only 10 minutes drive to Quinta do Lago and Vale do Lobo luxury golf resorts. A property including 4

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)
$1,782/night
50% ($820)Brixfox estimate($1,782/night)200% ($3278)
Occupancy
64%
10%Brixfox estimate(64%)100%

Short-Term Rental

Indicative
Yearly income
$200,750
Likely range $120,450 – $281,050
Airbnb data$1,782/night · 64% occupancy
Rental income
$1,782/night · 64% occ.
$386,058
Running costs (20%)
Utilities, cleaning, maintenance
-$77,212
Income tax (10%)
Indonesian rental income tax
-$108,096
Property tax
Annual property tax
-$0
Net income
5.3% ROI
$200,750

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

4.8%

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

Scenario
Pre-tax
After-tax
Owner-managed
7.7%
6.8%
Fully-managed
5.6%
4.8%
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

9.3%

Annual Revenue

$386,058

Income Tax / yr

$33,780

Payback

21 yrs

True All-In Cost
Asking price$3,804,348
IMT — transfer tax (non-resident 7.5%)$285,326
Stamp duty (0.8%)$30,435
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$4,162,826

Growth & Exit Strategy

How your investment grows over time

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

$23.2M$17.4M$11.6M$5.8M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $3.5M
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 16: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$4.3M
+22%
Rental Income
+$981K
Total Position
$5.2M
+50%
8.4%/yr
Year 10
Capital Value
$5.2M
+48%
Rental Income
+$2.1M
Total Position
$7.3M
+109%
7.6%/yr
Year 20
Capital Value
$7.7M
+119%
Rental Income
+$5.0M
Total Position
$12.6M
+261%
6.6%/yr
Year 30
Capital Value
$11.4M
+224%
Rental Income
+$8.8M
Total Position
$20.1M
+475%
6.0%/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
Good
5.3% annual return
Occupancy
Good
64% average occupancy
Nightly Rate
Strong
$1639 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
9980 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1639 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 9980 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
STR zoning not confirmed — verify before purchasing for short-term rental use

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

44% occ.
5.3%
$16,736/mo
54% occ.
6.5%
$20,529/mo
64% occ.
7.7%
$24,323/mo
current
74% occ.
8.9%
$28,116/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.