Detached house in Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Quarteira
Grade Bvillaultra-luxury

Detached house in Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Quarteira

Loulé/Vilamoura · Golden Triangle ·

€6.5M

Asking Price (EUR)

1.5%

True Net Yield (Owner, all-in)

1.0%

True Net Yield (Managed, all-in)

2.3%

True Gross Yield

50%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.3 months ago and is currently at 20% 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: €163,841/yr
Average Daily Rate: €903
+43.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has countryside (+10%), Ultra-luxury finish (+15%)
Payback Period: 104.8 years
5-yr Capital Value: €7.5M
10-yr Capital Value: €8.7M
Brixfox Score: 57.4 / 100
Comparable Properties: 7
Data Confidence: 68%
Search Radius: 2 km

True Investment Cost

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

€7.2M

+11.3% over asking

Asking price€6.5M
IMT — Property transfer tax (investment schedule)€487,500
IS — Stamp duty (0.8%)€52,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€97,500
Total acquisition costs€638,250
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €14000 base, ultra-luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€99,150
All-in investment (incl. renovation & furnishing)€7.2M

Gross yield (asking price)

2.5%

True gross yield (all-in)

2.3%

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
Building: 960 m²
Style: modern
Condition: new-build
Private Pool
countryside

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

expansive floor-to-ceiling windowsmultiple outdoor lounge areasintegrated planters on balconiesinfinity-edge pool

Score Breakdown

ROI
3.8
Visual Appeal
17.2
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
4.97
Payback Speed
0
STR Suitability
4

Description

Welcome to your new home in Vilamoura A contemporary three-story villa plus rooftop, designed with a refined architectural language, where light, natural materials, and the fluidity of spaces define the entire living experience. On the lower floor, you will find the most functional areas of the house, with a garage, technical zones, laundry room, and spacious multipurpose areas, complemented by transition and support spaces that ensure total efficiency in daily life, while always maintaining a d

Location

📍 37.0680°N, 8.1000°W

· Loulé/Vilamoura, Algarve, Portugal

View on Idealista.pt
Detached house in Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Quarteira
Idealista.pt
Source verified

Detached house in Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Quarteira

Loulé/Vilamoura · Golden Triangle · Freehold · Ref BF-9102
Ownership
Freehold
Bedrooms
4
Built area
960 m²
True net yield
0.9%
≈ $11,816/mo net after costs & tax
Brixfox Score 57 · B

Property details

Condition: new-build
View: countryside

Description

Welcome to your new home in Vilamoura A contemporary three-story villa plus rooftop, designed with a refined architectural language, where light, natural materials, and the fluidity of spaces define the entire living experience. On the lower floor, you will find the most functional areas of the house, with a garage, technical zones, laundry room, and spacious multipurpose areas, complemented by transition and support spaces that ensure total efficiency in daily life, while always maintaining a d

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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Customize your projections
Nightly Rate (ADR)
$1,293/night
50% ($595)Brixfox estimate($1,293/night)200% ($2380)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$113,012
Airbnb data$1,293/night · 50% occupancy
Rental income
$1,293/night · 50% occ.
$217,332
Running costs (20%)
Utilities, cleaning, maintenance
-$43,466
Income tax (10%)
Indonesian rental income tax
-$60,853
Property tax
Annual property tax
-$0
Net income
1.6% ROI
$113,012

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

Area estimate

Net Yield · Area Estimate

0.9%

Based on area comps — this property's exact location is unconfirmed

Scenario
Pre-tax
After-tax
Owner-managed
1.8%
1.6%
Fully-managed
1.2%
0.9%
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

2.8%

Annual Revenue

$217,332

Income Tax / yr

$19,016

Payback

—

True All-In Cost
Asking price$7,065,217
IMT — transfer tax (non-resident 7.5%)$529,891
Stamp duty (0.8%)$56,522
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$7,694,348

Growth & Exit Strategy

How your investment grows over time

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

$29.9M$22.4M$15.0M$7.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $6.5M
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
$7.9M
+22%
Rental Income
+$552K
Total Position
$8.5M
+30%
5.4%/yr
Year 10
Capital Value
$9.6M
+48%
Rental Income
+$1.2M
Total Position
$10.8M
+66%
5.2%/yr
Year 20
Capital Value
$14.2M
+119%
Rental Income
+$2.8M
Total Position
$17.0M
+162%
4.9%/yr
Year 30
Capital Value
$21.1M
+224%
Rental Income
+$4.9M
Total Position
$26.0M
+300%
4.7%/yr

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
1.6% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$1190 per night
Visual Appeal
Strong
10/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1190 — positioned in the top tier
Stunning visuals with 10/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.6% 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.
1.4%
$8,262/mo
40% occ.
1.9%
$11,016/mo
50% occ.
2.3%
$13,692/mo
current
60% occ.
2.8%
$16,446/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
$7,065,217
0.9%
Net yield
View original listing
Source verified · Idealista.pt · listed 9 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.