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Quinta in Caminho Cerro de Santa Catarina, São Clemente, Loulé
Quinta in Caminho Cerro de Santa Catarina, São Clemente, Loulé — image 2Quinta in Caminho Cerro de Santa Catarina, São Clemente, Loulé — image 3Quinta in Caminho Cerro de Santa Catarina, São Clemente, Loulé — image 4Quinta in Caminho Cerro de Santa Catarina, São Clemente, Loulé — image 5
Grade C+villabudget

Quinta in Caminho Cerro de Santa Catarina, São Clemente, Loulé

Loulé/Vilamoura · Golden Triangle ·

€335,000

Asking Price (EUR)

1.8%

True Net Yield (Owner, all-in)

0.9%

True Net Yield (Managed, all-in)

3.2%

True Gross Yield

36%

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: €18,312/yr
Average Daily Rate: €138
-18.0% vs area baselineImage quality 4/10 (-9%), Portuguese-traditional style (+5%), No pool (-12%), Has view (+10%), Budget finish (-12%)
Payback Period: 96.3 years
5-yr Capital Value: €388,357
10-yr Capital Value: €450,212
Brixfox Score: 51.2 / 100
Comparable Properties: 5
Data Confidence: 71%
Search Radius: 2 km

True Investment Cost

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

€575,435

+71.8% over asking

Asking price€335,000
IMT — Property transfer tax (investment schedule)€14,630
IS — Stamp duty (0.8%)€2,680
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,025
Total acquisition costs€23,585
Renovation (est. €900/m² × 220 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€198,000
(€154,000–€242,000)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€18,850
All-in investment (incl. renovation & furnishing)€575,435

Gross yield (asking price)

5.5%

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: 2
Bathrooms: 2
Building: 220 m²
Land: 4441 m²
Style: portuguese-traditional
Condition: needs-renovation
Energy Certificate: Exempt
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large land plotsea view potential

Score Breakdown

ROI
4.16
Visual Appeal
6
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
3.64
Payback Speed
0
STR Suitability
4

Description

Very nice Farm-house with land, situated in very nice countryside area, with exellent panoramic sea view, about 7 Kms from the beach and 4 km from Loulé, close to Almancil. The main housing area is partially rebuilt/reconstructed. The property consists of a main house and an independent annex, a cistern. Large plot o

Location

📍 37.1136°N, 8.0183°W

· Loulé/Vilamoura, Algarve, Portugal

Listed by URBINVEST - Realvilla S M Ida via Idealista.pt
2-bedroom freehold villa in Loulé/Vilamoura — photo 1 of 5
Idealista.pt
2-bedroom freehold villa in Loulé/Vilamoura — photo 2 of 5
2-bedroom freehold villa in Loulé/Vilamoura — photo 3 of 5
2-bedroom freehold villa in Loulé/Vilamoura — photo 4 of 5
2-bedroom freehold villa in Loulé/Vilamoura — photo 5 of 5

Quinta in Caminho Cerro de Santa Catarina, São Clemente, Loulé

Loulé/Vilamoura · Golden Triangle · Ref BF-9590 Source verified · Idealista.pt · listed 3 May 2026
Asking price · Freehold
$364,130
Ownership
Freehold
Bedrooms
2
Bathrooms
2
Built area
220 m²
Land
4441 m²
True net yield
1.0%
≈ $1,109/mo net after costs & tax
5-yr total return (net + appreciation)
9.5% / yr avg
Payback in ~96 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

Energy: Exempt
Condition: needs-renovation

Description

Very nice Farm-house with land, situated in very nice countryside area, with exellent panoramic sea view, about 7 Kms from the beach and 4 km from Loulé, close to Almancil. The main housing area is partially rebuilt/reconstructed. The property consists of a main house and an independent annex, a cistern. Large plot o

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)
$194/night
50% ($89)Brixfox estimate($194/night)200% ($357)
Occupancy
36%
10%Brixfox estimate(36%)100%

Short-Term Rental

Indicative
Yearly income
$12,401
Likely range $7,441 – $17,362
Airbnb data$194/night · 36% occupancy
Rental income
$194/night · 36% occ.
$23,849
Running costs (20%)
Utilities, cleaning, maintenance
-$4,770
Income tax (10%)
Indonesian rental income tax
-$6,678
Property tax
Annual property tax
-$0
Net income
3.4% ROI
$12,401

Investment Returns

After-tax net yield · all-in cost basis

Approx. location

Net Yield · Fully-Managed · After Tax

1.0%

on all-in cost of $428,180

Scenario
Pre-tax
After-tax
Owner-managed
3.1%
2.6%
Fully-managed
1.5%
1.0%
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

5.6%

Annual Revenue

$23,849

Income Tax / yr

$2,087

Payback

96 yrs

True All-In Cost
Asking price$364,130
IMT — transfer tax (non-resident 7.5%)$27,310
Stamp duty (0.8%)$2,913
Notary + registry$2,174
Legal$4,479
Furnishing + STR launch$27,174
All-in cost$428,180

Growth & Exit Strategy

How your investment grows over time

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

$1.9M$1.4M$937K$468K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $335K
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 22: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$408K
+22%
Rental Income
+$61K
Total Position
$468K
+40%
6.9%/yr
Year 10
Capital Value
$496K
+48%
Rental Income
+$131K
Total Position
$627K
+87%
6.5%/yr
Year 20
Capital Value
$734K
+119%
Rental Income
+$307K
Total Position
$1.0M
+211%
5.8%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$543K
Total Position
$1.6M
+386%
5.4%/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
Average
3.4% annual return
Occupancy
Weak
36% average occupancy
Nightly Rate
Good
$178 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Strong
4441 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Generous 4441 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 3.4% is near 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.
4.1%
$1,239/mo
40% occ.
5.4%
$1,652/mo
36% occ.
5.0%
$1,503/mo
current
46% occ.
6.3%
$1,916/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.