Detached house in Estrada de Albufeira, Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Vilamoura, Quarteira
Detached house in Estrada de Albufeira, Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Vilamoura, Quarteira — image 2Detached house in Estrada de Albufeira, Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Vilamoura, Quarteira — image 3Detached house in Estrada de Albufeira, Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Vilamoura, Quarteira — image 4Detached house in Estrada de Albufeira, Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Vilamoura, Quarteira — image 5
Grade Bvillaluxury

Detached house in Estrada de Albufeira, Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Vilamoura, Quarteira

Loulé/Vilamoura · Golden Triangle ·

€4.2M

Asking Price (EUR)

2.9%

True Net Yield (Owner, all-in)

2.0%

True Net Yield (Managed, all-in)

3.9%

True Gross Yield

49%

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: €179,621/yr
Average Daily Rate: €1007
+8.0% vs area baselineModern/contemporary style (+12%), No pool (-12%), Luxury finish (+8%)
Payback Period: 47.0 years
5-yr Capital Value: €4.8M
10-yr Capital Value: €5.6M
Brixfox Score: 64.5 / 100
Comparable Properties: 5
Data Confidence: 65%
Search Radius: 3 km

True Investment Cost

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

€4.6M

+11.7% over asking

Asking price€4.2M
IMT — Property transfer tax (investment schedule)€311,250
IS — Stamp duty (0.8%)€33,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€62,250
Total acquisition costs€407,950
Renovation€0 — move-in ready
Furnishing & STR launch (6bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€77,350
All-in investment (incl. renovation & furnishing)€4.6M

Gross yield (asking price)

4.3%

True gross yield (all-in)

3.9%

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: 7
Building: 420 m²
Land: 2984 m²
Style: contemporary
Condition: new-build
Energy Certificate: A

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

modern architectural designgravel driveway and landscapinglarge windows

Score Breakdown

ROI
8.46
Visual Appeal
12.8
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
4.89
Payback Speed
1
STR Suitability
4

Description

This residence, located at Vilamoura, stands out with its six spacious bedrooms, each equipped with en-suite storage, offering maximum comfort and privacy. The garage area is complemented by three additional rooms, thoughtfully designed to maximize the home's functionality. This space includes a laundry room, a WC, and

Location

📍 37.1062°N, 8.1391°W

· Loulé/Vilamoura, Algarve, Portugal

View on Barra Prime →Also on Idealista.pt
Detached house in Estrada de Albufeira, Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Vilamoura, Quarteira
Idealista.pt
Source verified

Detached house in Estrada de Albufeira, Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Vilamoura, Quarteira

Loulé/Vilamoura · Golden Triangle · Freehold · Ref BF-3272
Ownership
Freehold
Bedrooms
6
Bathrooms
7
Built area
420 m²
Land
2984 m²
True net yield
2.1%
≈ $14,989/mo net after costs & tax
Brixfox Score 65 · B

Property details

Energy: A
Condition: new-build

Description

This residence, located at Vilamoura, stands out with its six spacious bedrooms, each equipped with en-suite storage, offering maximum comfort and privacy. The garage area is complemented by three additional rooms, thoughtfully designed to maximize the home's functionality. This space includes a laundry room, a WC, and

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)
$1,448/night
50% ($666)Brixfox estimate($1,448/night)200% ($2664)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$124,405
Airbnb data$1,448/night · 49% occupancy
Rental income
$1,448/night · 49% occ.
$239,240
Running costs (20%)
Utilities, cleaning, maintenance
-$47,848
Income tax (10%)
Indonesian rental income tax
-$66,987
Property tax
Annual property tax
-$0
Net income
2.8% ROI
$124,405

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

2.1%

on all-in cost of $4,927,989

Scenario
Pre-tax
After-tax
Owner-managed
3.6%
3.2%
Fully-managed
2.5%
2.1%
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

4.8%

Annual Revenue

$239,240

Income Tax / yr

$20,934

Payback

47 yrs

True All-In Cost
Asking price$4,510,870
IMT — transfer tax (non-resident 7.5%)$338,315
Stamp duty (0.8%)$36,087
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$4,927,989

Growth & Exit Strategy

How your investment grows over time

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

$21.7M$16.3M$10.9M$5.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $4.2M
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 25: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$5.0M
+22%
Rental Income
+$608K
Total Position
$5.7M
+36%
6.4%/yr
Year 10
Capital Value
$6.1M
+48%
Rental Income
+$1.3M
Total Position
$7.5M
+80%
6.0%/yr
Year 20
Capital Value
$9.1M
+119%
Rental Income
+$3.1M
Total Position
$12.2M
+193%
5.5%/yr
Year 30
Capital Value
$13.5M
+224%
Rental Income
+$5.4M
Total Position
$18.9M
+356%
5.2%/yr

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.8% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Strong
$1332 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
2984 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1332 — positioned in the top tier
Generous 2984 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 2.8% 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.
2.5%
$9,249/mo
40% occ.
3.3%
$12,331/mo
49% occ.
4.0%
$15,072/mo
current
59% occ.
4.8%
$18,155/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
$4,510,870
2.1%
Net yield
View original listing
Source verified · Idealista.pt · listed 2 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.