Detached house in Vale do Garrão - Varandas do Lago - Quinta da Salinas, Almancil
Grade C+villa

Detached house in Vale do Garrão - Varandas do Lago - Quinta da Salinas, Almancil

Loulé/Vilamoura · Golden Triangle ·

€2.2M

Asking Price (EUR)

1.7%

True Net Yield (Owner, all-in)

1.2%

True Net Yield (Managed, all-in)

2.6%

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: €65,836/yr
Average Daily Rate: €513
Payback Period: 41.6 years
5-yr Capital Value: €2.9M
10-yr Capital Value: €3.5M
Brixfox Score: 54.4 / 100
Comparable Properties: 3
Data Confidence: 62%
Search Radius: 3 km

True Investment Cost

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

€2.5M

+13.9% over asking

Asking price€2.2M
IMT — Property transfer tax (investment schedule)€164,250
IS — Stamp duty (0.8%)€17,520
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€32,850
Total acquisition costs€215,870
Renovation (est. €200/m² × 257 m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		€51,400
(€25,700–€77,100)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€37,550
All-in investment (incl. renovation & furnishing)€2.5M

Gross yield (asking price)

3.0%

True gross yield (all-in)

2.6%

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
Building: 257 m²

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
10.44
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
3.52
Payback Speed
0
STR Suitability
3

Description

Contemporary 4-Bedroom Villa with Pool in Varandas do Lago Located in the prestigious area of Varandas do Lago, between Quinta do Lago and Vale do Lobo, this elegant 4-bedroom villa enjoys a prime location less than 5 minutes from the beautiful Ancão Beach and its renowned restaurants. Set on a landscaped plot of 815 s

Location

📍 37.0770°N, 8.0250°W

· Loulé/Vilamoura, Algarve, Portugal

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Idealista.pt
Loulé/Vilamoura / Golden Triangle

Detached house in Vale do Garrão - Varandas do Lago - Quinta da Salinas, Almancil

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

Grade C+ investment — short-term rental yields 1.9% net return annually.

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The Investment

Brixfox Score54
GradeC+
Brixfox Intelligence
54C+Moderate
Score Breakdown
ROI & Yield59%
Capital Growth57%
Risk Profile56%
Market Demand54%

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
+8.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$672K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.9%
$3,773/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
52.6 yr
Rental only

Property details

Description

Contemporary 4-Bedroom Villa with Pool in Varandas do Lago Located in the prestigious area of Varandas do Lago, between Quinta do Lago and Vale do Lobo, this elegant 4-bedroom villa enjoys a prime location less than 5 minutes from the beautiful Ancão Beach and its renowned restaurants. Set on a landscaped plot of 815 s

Income Breakdown

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Nightly Rate (ADR)
$740/night
50% ($341)Brixfox estimate($740/night)200% ($1362)
Occupancy
35%
10%Brixfox estimate(35%)100%

Short-Term Rental

Yearly income
$45,279
Airbnb data$740/night · 35% occupancy
Rental income
$740/night · 35% occ.
$95,087
Running costs (20%)
Utilities, cleaning, maintenance
-$19,017
Income tax (10%)
Indonesian rental income tax
-$26,624
Property tax
Annual property tax
-$4,166
Net income
1.9% ROI
$45,279

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$2,380,435
IMT (transfer tax, investment schedule)$178,533
Imposto de Selo (stamp duty)$19,043
Notary & registration$1,359
Legal / due diligence$35,707
Total acquisition costs$234,641
Renovation (~$217/m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		$55,870
($27,935–$83,804)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$38,641
All-in investment$2,709,587

Gross yield (asking)

4.0%

True gross yield (all-in)

3.5%

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.

$10.4M$7.8M$5.2M$2.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $2.2M
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.
2x return
Year 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.7M
+22%
Rental Income
+$221K
Total Position
$2.9M
+32%
5.7%/yr
Year 10
Capital Value
$3.2M
+48%
Rental Income
+$478K
Total Position
$3.7M
+70%
5.4%/yr
Year 20
Capital Value
$4.8M
+119%
Rental Income
+$1.1M
Total Position
$5.9M
+170%
5.1%/yr
Year 30
Capital Value
$7.1M
+224%
Rental Income
+$2.0M
Total Position
$9.1M
+315%
4.9%/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
1.9% annual return
Occupancy
Weak
35% average occupancy
Nightly Rate
Strong
$681 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 $681 — 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 1.9% 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.
2.2%
$4,382/mo
40% occ.
3.0%
$5,958/mo
35% occ.
2.6%
$5,200/mo
current
45% occ.
3.4%
$6,776/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.