House, Urbanização Encostas das Oliveiras, Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Vilamoura, Quarteira
House, Urbanização Encostas das Oliveiras, Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Vilamoura, Quarteira — image 2House, Urbanização Encostas das Oliveiras, Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Vilamoura, Quarteira — image 3House, Urbanização Encostas das Oliveiras, Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Vilamoura, Quarteira — image 4House, Urbanização Encostas das Oliveiras, Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Vilamoura, Quarteira — image 5
Grade B+villamid-range

House, Urbanização Encostas das Oliveiras, Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Vilamoura, Quarteira

Loulé/Vilamoura · Golden Triangle ·

€785,000

Asking Price (EUR)

7.5%

True Net Yield (Owner, all-in)

5.3%

True Net Yield (Managed, all-in)

9.3%

True Gross Yield

33%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.2 months ago and is currently at 19% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.76, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €85,081/yr
Average Daily Rate: €704
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 17.6 years
5-yr Capital Value: €910,030
10-yr Capital Value: €1.1M
Brixfox Score: 69.4 / 100
Comparable Properties: 7
Data Confidence: 76%
Search Radius: 2 km

True Investment Cost

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

€911,310

+16.1% over asking

Asking price€785,000
IMT — Property transfer tax (investment schedule)€47,100
IS — Stamp duty (0.8%)€6,280
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,775
Total acquisition costs€66,405
Renovation (est. €55/m² × 361 m²)
Light touch-ups — paint, fixtures, deep clean.		€19,855
(€10,830–€28,880)
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)€911,310

Gross yield (asking price)

10.8%

True gross yield (all-in)

9.3%

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: 3
Building: 361 m²
Land: 244 m²
Style: portuguese-traditional
Condition: good
Year Built: 2003
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

multiple private poolsterraced balconies with pergolastraditional terracotta roof tiles

Score Breakdown

ROI
20.07
Visual Appeal
11.8
Ownership Security
13
Location
8.4
Land & Space
4.81
Rental Demand
3.31
Payback Speed
4
STR Suitability
4

Description

This elegant semi-detached villa, built in 2003, offers four bedrooms, three bathrooms, and a practical layout across the ground floor, first floor, and a spacious basement. Situated in a quiet residential area, it is just a short walk from the marina and various local amenities, ensuring everyday comfort and convenien

Location

📍 37.1076°N, 8.1235°W

· Loulé/Vilamoura, Algarve, Portugal

View on SR PROPERTIES ALGARVE Real Estate →Also on Idealista.pt
House, Urbanização Encostas das Oliveiras, Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Vilamoura, Quarteira
Idealista.pt
Source verified

House, Urbanização Encostas das Oliveiras, Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Vilamoura, Quarteira

Loulé/Vilamoura · Golden Triangle · Freehold · Ref BF-9773
Ownership
Freehold
Bedrooms
4
Bathrooms
3
Built area
361 m²
Land
244 m²
True net yield
5.7%
≈ $7,605/mo net after costs & tax
Brixfox Score 69 · B+

Property details

Year built: 2003
Energy: C
Condition: good

Description

This elegant semi-detached villa, built in 2003, offers four bedrooms, three bathrooms, and a practical layout across the ground floor, first floor, and a spacious basement. Situated in a quiet residential area, it is just a short walk from the marina and various local amenities, ensuring everyday comfort and convenien

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.

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Nightly Rate (ADR)
$1,012/night
50% ($466)Brixfox estimate($1,012/night)200% ($1862)
Occupancy
33%
10%Brixfox estimate(33%)100%

Short-Term Rental

Yearly income
$58,932
Airbnb data$1,012/night · 33% occupancy
Rental income
$1,012/night · 33% occ.
$113,332
Running costs (20%)
Utilities, cleaning, maintenance
-$22,666
Income tax (10%)
Indonesian rental income tax
-$31,733
Property tax
Annual property tax
-$0
Net income
6.9% ROI
$58,932

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

Airbnb Comp Analysis

No nearby Airbnb listings found

Investment Returns

After-tax net yield · all-in cost basis

Approx. location

Net Yield · Fully-Managed · After Tax

5.7%

on all-in cost of $963,925

Scenario
Pre-tax
After-tax
Owner-managed
9.5%
8.4%
Fully-managed
6.7%
5.7%
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

11.8%

Annual Revenue

$113,332

Income Tax / yr

$9,916

Payback

18 yrs

True All-In Cost
Asking price$853,261
IMT — transfer tax (non-resident 7.5%)$63,995
Stamp duty (0.8%)$6,826
Notary + registry$2,174
Legal$10,496
Furnishing + STR launch$27,174
All-in cost$963,925

Growth & Exit Strategy

How your investment grows over time

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

$5.9M$4.4M$2.9M$1.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $785K
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 13: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$955K
+22%
Rental Income
+$288K
Total Position
$1.2M
+58%
9.6%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$622K
Total Position
$1.8M
+127%
8.6%/yr
Year 20
Capital Value
$1.7M
+119%
Rental Income
+$1.5M
Total Position
$3.2M
+305%
7.2%/yr
Year 30
Capital Value
$2.5M
+224%
Rental Income
+$2.6M
Total Position
$5.1M
+553%
6.5%/yr

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.9% annual return
Occupancy
Weak
33% average occupancy
Nightly Rate
Strong
$931 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Average
244 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $931 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 33% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
9.1%
$6,465/mo
40% occ.
12.1%
$8,620/mo
33% occ.
10.0%
$7,140/mo
current
43% occ.
13.1%
$9,295/mo

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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.

Asking price · Freehold
$853,261
5.7%
Net yield
View original listing
Source verified · Idealista.pt · listed 2 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.