Detached house in Rua Cristóvão Pires Norte, Centro, Almancil
Detached house in Rua Cristóvão Pires Norte, Centro, Almancil — image 2Detached house in Rua Cristóvão Pires Norte, Centro, Almancil — image 3Detached house in Rua Cristóvão Pires Norte, Centro, Almancil — image 4Detached house in Rua Cristóvão Pires Norte, Centro, Almancil — image 5
Grade B+villamid-range

Detached house in Rua Cristóvão Pires Norte, Centro, Almancil

Loulé/Vilamoura · Golden Triangle ·

€665,000

Asking Price (EUR)

5.8%

True Net Yield (Owner, all-in)

4.0%

True Net Yield (Managed, all-in)

7.5%

True Gross Yield

38%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.3 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: €57,861/yr
Average Daily Rate: €422
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has pool (+10%)
Payback Period: 24.3 years
5-yr Capital Value: €770,917
10-yr Capital Value: €893,704
Brixfox Score: 66.3 / 100
Comparable Properties: 5
Data Confidence: 78%
Search Radius: 2 km

True Investment Cost

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

€767,475

+15.4% over asking

Asking price€665,000
IMT — Property transfer tax (investment schedule)€39,900
IS — Stamp duty (0.8%)€5,320
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€9,975
Total acquisition costs€56,445
Renovation (est. €55/m² × 206 m²)
Light touch-ups — paint, fixtures, deep clean.		€11,330
(€6,180–€16,480)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€34,700
All-in investment (incl. renovation & furnishing)€767,475

Gross yield (asking price)

8.7%

True gross yield (all-in)

7.5%

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: 3
Bathrooms: 2
Building: 206 m²
Style: portuguese-traditional
Condition: good
Year Built: 2004
Energy Certificate: A
Private Pool
pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

covered terracetraditional terracotta roof tilesprivate pool

Score Breakdown

ROI
15.36
Visual Appeal
12.8
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
3.76
Payback Speed
3
STR Suitability
4

Description

Excellent villa located south of Almancil, within a private condominium of only 6 houses, set in a quiet cul-de-sac that ensures peace, security, and privacy. The condominium features an electric gate with intercom access. Originally designed as a 3-bedroom property, the villa was converted into a 2-bedroom home to create a larger and brighter living area. Spread over two floors plus a basement, it offers both comfort and functionality. On the ground floor, there is a spacious living and dining

Location

📍 37.0800°N, 8.0339°W

· Loulé/Vilamoura, Algarve, Portugal

View on TA MAISON DE REVE →Also on Idealista.pt
Detached house in Rua Cristóvão Pires Norte, Centro, Almancil
Idealista.pt
Source verified

Detached house in Rua Cristóvão Pires Norte, Centro, Almancil

Loulé/Vilamoura · Golden Triangle · Freehold · Ref BF-8779
Ownership
Freehold
Bedrooms
3
Bathrooms
2
Built area
206 m²
True net yield
4.1%
≈ $4,914/mo net after costs & tax
Brixfox Score 66 · B+

Property details

Year built: 2004
Energy: A
Condition: good
View: pool

Description

Excellent villa located south of Almancil, within a private condominium of only 6 houses, set in a quiet cul-de-sac that ensures peace, security, and privacy. The condominium features an electric gate with intercom access. Originally designed as a 3-bedroom property, the villa was converted into a 2-bedroom home to create a larger and brighter living area. Spread over two floors plus a basement, it offers both comfort and functionality. On the ground floor, there is a spacious living and dining

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)
$605/night
50% ($278)Brixfox estimate($605/night)200% ($1114)
Occupancy
38%
10%Brixfox estimate(38%)100%

Short-Term Rental

Yearly income
$39,952
Airbnb data$605/night · 38% occupancy
Rental income
$605/night · 38% occ.
$76,832
Running costs (20%)
Utilities, cleaning, maintenance
-$15,366
Income tax (10%)
Indonesian rental income tax
-$21,513
Property tax
Annual property tax
-$0
Net income
5.5% ROI
$39,952

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

4.1%

on all-in cost of $821,060

Scenario
Pre-tax
After-tax
Owner-managed
7.2%
6.4%
Fully-managed
4.9%
4.1%
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

9.4%

Annual Revenue

$76,832

Income Tax / yr

$6,723

Payback

24 yrs

True All-In Cost
Asking price$722,826
IMT — transfer tax (non-resident 7.5%)$54,212
Stamp duty (0.8%)$5,783
Notary + registry$2,174
Legal$8,891
Furnishing + STR launch$27,174
All-in cost$821,060

Growth & Exit Strategy

How your investment grows over time

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

$4.5M$3.4M$2.2M$1.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $665K
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 15: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$809K
+22%
Rental Income
+$195K
Total Position
$1.0M
+51%
8.6%/yr
Year 10
Capital Value
$984K
+48%
Rental Income
+$421K
Total Position
$1.4M
+111%
7.8%/yr
Year 20
Capital Value
$1.5M
+119%
Rental Income
+$988K
Total Position
$2.4M
+268%
6.7%/yr
Year 30
Capital Value
$2.2M
+224%
Rental Income
+$1.7M
Total Position
$3.9M
+487%
6.1%/yr

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.5% annual return
Occupancy
Weak
38% average occupancy
Nightly Rate
Strong
$557 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 $557 — 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 38% — 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.
6.4%
$3,866/mo
40% occ.
8.6%
$5,155/mo
38% occ.
8.0%
$4,840/mo
current
48% occ.
10.2%
$6,129/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
$722,826
4.1%
Net yield
View original listing
Source verified · Idealista.pt · listed 8 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.