Semi-detached house in Rua das Moradias, 4, Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Vilamoura, Quarteira
Semi-detached house in Rua das Moradias, 4, Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Vilamoura, Quarteira — image 2Semi-detached house in Rua das Moradias, 4, Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Vilamoura, Quarteira — image 3Semi-detached house in Rua das Moradias, 4, Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Vilamoura, Quarteira — image 4Semi-detached house in Rua das Moradias, 4, Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Vilamoura, Quarteira — image 5
Grade Bvillaluxury

Semi-detached house in Rua das Moradias, 4, Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Vilamoura, Quarteira

Loulé/Vilamoura · Golden Triangle ·

€1.1M

Asking Price (EUR)

3.8%

True Net Yield (Owner, all-in)

2.6%

True Net Yield (Managed, all-in)

5.8%

True Gross Yield

50%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.8 months ago and is currently at 15% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €75,145/yr
Average Daily Rate: €410
+21.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%), Has view (+10%), Luxury finish (+8%)
Payback Period: 18.5 years
5-yr Capital Value: €1.5M
10-yr Capital Value: €1.8M
Brixfox Score: 61.2 / 100
Comparable Properties: 14
Data Confidence: 86%
Search Radius: 2 km

True Investment Cost

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

€1.3M

+14.4% over asking

Asking price€1.1M
IMT — Property transfer tax (investment schedule)€84,375
IS — Stamp duty (0.8%)€9,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€16,875
Total acquisition costs€111,500
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€50,800
All-in investment (incl. renovation & furnishing)€1.3M

Gross yield (asking price)

6.7%

True gross yield (all-in)

5.8%

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: 151 m²
Land: 60 m²
Style: contemporary
Condition: excellent
Year Built: 2007
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

outdoor lounge area with circular daybedmodern outdoor dining setlarge private garden/lawn areabrick accent wall on patio

Score Breakdown

ROI
16.1
Visual Appeal
12.2
Ownership Security
13
Location
8.4
Land & Space
1.49
Rental Demand
5.02
Payback Speed
2
STR Suitability
3

Description

Magnificent semi-detached villa located in a pleasant and exclusive gated community, situated in a very peaceful yet central residential area of Vilamoura. The location is truly privileged: close to prestigious golf courses and just a few minutes from the Marina, the beach, and all essential amenities. Built with high

Location

📍 37.1065°N, 8.1325°W

· Loulé/Vilamoura, Algarve, Portugal

View on Sotheby's Realty Vilamoura →Also on Idealista.pt
Idealista.pt
Loulé/Vilamoura / Golden Triangle

Semi-detached house in Rua das Moradias, 4, Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Vilamoura, Quarteira

Inventory
3 Beds
Bathrooms
4 Baths
Built Area
151 m²
Land Plot
60 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 4.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score61
GradeB
Brixfox Intelligence
61BStrong
Score Breakdown
ROI & Yield67%
Capital Growth64%
Risk Profile63%
Market Demand61%

The Brixfox Score is our proprietary AI-powered rating that evaluates rental ROI, capital appreciation potential, risk factors, and local market dynamics to give you a single investment quality metric.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+10.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$345K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.5%
$4,580/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
22.2 yr
Rental only

Property details

Year built: 2007
Energy: D
Condition: excellent

Description

Magnificent semi-detached villa located in a pleasant and exclusive gated community, situated in a very peaceful yet central residential area of Vilamoura. The location is truly privileged: close to prestigious golf courses and just a few minutes from the Marina, the beach, and all essential amenities. Built with high

Income Breakdown

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Nightly Rate (ADR)
$599/night
50% ($276)Brixfox estimate($599/night)200% ($1102)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$54,962
Airbnb data$599/night · 50% occupancy
Rental income
$599/night · 50% occ.
$109,811
Running costs (20%)
Utilities, cleaning, maintenance
-$21,962
Income tax (10%)
Indonesian rental income tax
-$30,747
Property tax
Annual property tax
-$2,140
Net income
4.5% ROI
$54,962

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$1,222,826
IMT (transfer tax, investment schedule)$91,712
Imposto de Selo (stamp duty)$9,783
Notary & registration$1,359
Legal / due diligence$18,342
Total acquisition costs$121,196
RenovationMove-in ready
Furnishing & STR launch
3bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$53,043
All-in investment$1,397,065

Gross yield (asking)

9.0%

True gross yield (all-in)

7.9%

Estimates use Portugal's standard transfer tax + typical legal/notary defaults. Verify with local counsel before committing — actual fees vary by deal structure.

Growth & Exit Strategy

How your investment grows over time

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

$7.0M$5.2M$3.5M$1.7M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.1M
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 18: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.4M
+22%
Rental Income
+$268K
Total Position
$1.6M
+46%
7.8%/yr
Year 10
Capital Value
$1.7M
+48%
Rental Income
+$580K
Total Position
$2.2M
+100%
7.2%/yr
Year 20
Capital Value
$2.5M
+119%
Rental Income
+$1.4M
Total Position
$3.8M
+240%
6.3%/yr
Year 30
Capital Value
$3.6M
+224%
Rental Income
+$2.4M
Total Position
$6.1M
+438%
5.8%/yr

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.5% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$551 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
60 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $551 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.5% 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.
3.6%
$3,676/mo
40% occ.
4.9%
$4,951/mo
50% occ.
6.1%
$6,227/mo
current
60% occ.
7.4%
$7,503/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. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Portugal may impact actual yields.