Detached house in Quinta do Lago - Pinheiros Altos, Almancil
Grade C+villa

Detached house in Quinta do Lago - Pinheiros Altos, Almancil

Loulé/Vilamoura · Golden Triangle ·

€8.9M

Asking Price (EUR)

0.9%

True Net Yield (Owner, all-in)

0.6%

True Net Yield (Managed, all-in)

1.3%

True Gross Yield

35%

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: €132,442/yr
Average Daily Rate: €1045
Payback Period: 84.5 years
5-yr Capital Value: €11.8M
10-yr Capital Value: €14.3M
Brixfox Score: 52.6 / 100
Comparable Properties: 7
Data Confidence: 59%
Search Radius: 10 km

True Investment Cost

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

€10.0M

+12.0% over asking

Asking price€8.9M
IMT — Property transfer tax (investment schedule)€671,250
IS — Stamp duty (0.8%)€71,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€134,250
Total acquisition costs€878,350
Renovation (est. €200/m² × 708 m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		€141,600
(€70,800–€212,400)
Furnishing & STR launch (7bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€53,600
All-in investment (incl. renovation & furnishing)€10.0M

Gross yield (asking price)

1.5%

True gross yield (all-in)

1.3%

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: 7
Building: 708 m²

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
8.73
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
3.47
Payback Speed
0
STR Suitability
3

Description

This stunning contemporary villa in Quinta do Lago blends architectural elegance with luxurious indoor-outdoor living. Thoughtfully modernised, it is ideally situated within walking distance of golf, dining, and lifestyle amenities. At the centre of the home is a breathtaking triple-height void, infusing the interior

Location

📍 37.0770°N, 8.0250°W

· Loulé/Vilamoura, Algarve, Portugal

View on Idealista.pt
Idealista.pt
Loulé/Vilamoura / Golden Triangle

Detached house in Quinta do Lago - Pinheiros Altos, Almancil

Inventory
7 Beds
Bathrooms
0 Baths
Built Area
708 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade C+ investment — short-term rental yields 0.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score53
GradeC+
Brixfox Intelligence
53C+Moderate
Score Breakdown
ROI & Yield58%
Capital Growth56%
Risk Profile55%
Market Demand53%

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
+7.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$2.7M in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
0.8%
$6,870/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
—
Rental only

Property details

Description

This stunning contemporary villa in Quinta do Lago blends architectural elegance with luxurious indoor-outdoor living. Thoughtfully modernised, it is ideally situated within walking distance of golf, dining, and lifestyle amenities. At the centre of the home is a breathtaking triple-height void, infusing the interior

Income Breakdown

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Customize your projections
Nightly Rate (ADR)
$1,510/night
50% ($695)Brixfox estimate($1,510/night)200% ($2778)
Occupancy
35%
10%Brixfox estimate(35%)100%

Short-Term Rental

Yearly income
$82,444
Airbnb data$1,510/night · 35% occupancy
Rental income
$1,510/night · 35% occ.
$191,286
Running costs (20%)
Utilities, cleaning, maintenance
-$38,257
Income tax (10%)
Indonesian rental income tax
-$53,560
Property tax
Annual property tax
-$17,024
Net income
0.8% ROI
$82,444

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$9,728,261
IMT (transfer tax, investment schedule)$729,620
Imposto de Selo (stamp duty)$77,826
Notary & registration$1,359
Legal / due diligence$145,924
Total acquisition costs$954,728
Renovation (~$217/m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		$153,913
($76,957–$230,870)
Furnishing & STR launch
7bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$56,087
All-in investment$10,892,989

Gross yield (asking)

2.0%

True gross yield (all-in)

1.8%

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.

$37.5M$28.1M$18.8M$9.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $8.9M
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 16: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$10.9M
+22%
Rental Income
+$403K
Total Position
$11.3M
+26%
4.8%/yr
Year 10
Capital Value
$13.2M
+48%
Rental Income
+$870K
Total Position
$14.1M
+58%
4.7%/yr
Year 20
Capital Value
$19.6M
+119%
Rental Income
+$2.0M
Total Position
$21.6M
+142%
4.5%/yr
Year 30
Capital Value
$29.0M
+224%
Rental Income
+$3.6M
Total Position
$32.6M
+265%
4.4%/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
0.8% annual return
Occupancy
Weak
35% average occupancy
Nightly Rate
Strong
$1389 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1389 — 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 0.8% 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.
1.0%
$8,226/mo
40% occ.
1.4%
$11,440/mo
35% occ.
1.2%
$9,740/mo
current
45% occ.
1.6%
$12,954/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.