Detached house in Vale Formoso - Vale d'Éguas, Almancil
Detached house in Vale Formoso - Vale d'Éguas, Almancil — image 2Detached house in Vale Formoso - Vale d'Éguas, Almancil — image 3Detached house in Vale Formoso - Vale d'Éguas, Almancil — image 4Detached house in Vale Formoso - Vale d'Éguas, Almancil — image 5
Grade Bvillamid-range

Detached house in Vale Formoso - Vale d'Éguas, Almancil

Loulé/Vilamoura · Golden Triangle ·

€2.3M

Asking Price (EUR)

1.2%

True Net Yield (Owner, all-in)

0.8%

True Net Yield (Managed, all-in)

1.8%

True Gross Yield

21%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 months ago and is currently at 18% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.75, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €46,415/yr
Average Daily Rate: €619
+15.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%)
Payback Period: 62.0 years
5-yr Capital Value: €3.0M
10-yr Capital Value: €3.7M
Brixfox Score: 55.4 / 100
Comparable Properties: 9
Data Confidence: 66%
Search Radius: 4 km

True Investment Cost

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

€2.6M

+11.6% over asking

Asking price€2.3M
IMT — Property transfer tax (investment schedule)€172,500
IS — Stamp duty (0.8%)€18,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€34,500
Total acquisition costs€226,650
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€40,050
All-in investment (incl. renovation & furnishing)€2.6M

Gross yield (asking price)

2.0%

True gross yield (all-in)

1.8%

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: 4
Bathrooms: 6
Building: 290 m²
Style: modern
Condition: new-build
Year Built: 2025
Energy Certificate: A+
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

multi-level outdoor spaceintegrated poollarge glass doors

Score Breakdown

ROI
9.33
Visual Appeal
13.6
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
2.06
Payback Speed
0
STR Suitability
3

Description

Discover this villa under construction, set in a peaceful and elegant area of Almancil. Spread over a basement, ground floor, and first floor, it combines modern design with exceptional comfort. Every detail, from the en-suite bedrooms to the storage spaces, is crafted for a refined and functional lifestyle. The exteri

Location

📍 37.0770°N, 8.0250°W

· Loulé/Vilamoura, Algarve, Portugal

View on BUYME Property →Also on Idealista.pt
Idealista.pt
Loulé/Vilamoura / Golden Triangle

Detached house in Vale Formoso - Vale d'Éguas, Almancil

Inventory
4 Beds
Bathrooms
6 Baths
Built Area
290 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 1.2% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score55
GradeB
Brixfox Intelligence
55BStrong
Score Breakdown
ROI & Yield61%
Capital Growth58%
Risk Profile57%
Market Demand55%

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
+7.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$706K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.2%
$2,541/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
82.0 yr
Rental only

Property details

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

Description

Discover this villa under construction, set in a peaceful and elegant area of Almancil. Spread over a basement, ground floor, and first floor, it combines modern design with exceptional comfort. Every detail, from the en-suite bedrooms to the storage spaces, is crafted for a refined and functional lifestyle. The exteri

Income Breakdown

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Nightly Rate (ADR)
$894/night
50% ($411)Brixfox estimate($894/night)200% ($1644)
Occupancy
21%
10%Brixfox estimate(21%)100%

Short-Term Rental

Yearly income
$30,490
Airbnb data$894/night · 21% occupancy
Rental income
$894/night · 21% occ.
$67,049
Running costs (20%)
Utilities, cleaning, maintenance
-$13,410
Income tax (10%)
Indonesian rental income tax
-$18,774
Property tax
Annual property tax
-$4,375
Net income
1.2% ROI
$30,490

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$2,500,000
IMT (transfer tax, investment schedule)$187,500
Imposto de Selo (stamp duty)$20,000
Notary & registration$1,359
Legal / due diligence$37,500
Total acquisition costs$246,359
RenovationMove-in ready
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$41,359
All-in investment$2,787,717

Gross yield (asking)

2.7%

True gross yield (all-in)

2.4%

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.

$10.1M$7.6M$5.1M$2.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $2.3M
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
$2.8M
+22%
Rental Income
+$149K
Total Position
$2.9M
+28%
5.1%/yr
Year 10
Capital Value
$3.4M
+48%
Rental Income
+$322K
Total Position
$3.7M
+62%
4.9%/yr
Year 20
Capital Value
$5.0M
+119%
Rental Income
+$754K
Total Position
$5.8M
+152%
4.7%/yr
Year 30
Capital Value
$7.5M
+224%
Rental Income
+$1.3M
Total Position
$8.8M
+282%
4.6%/yr

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
1.2% annual return
Occupancy
Weak
21% average occupancy
Nightly Rate
Strong
$822 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $822 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.2% 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.
2.6%
$5,344/mo
40% occ.
3.5%
$7,247/mo
21% occ.
1.7%
$3,546/mo
current
31% occ.
2.6%
$5,449/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.