House in Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Quarteira
House in Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Quarteira — image 2House in Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Quarteira — image 3House in Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Quarteira — image 4House in Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Quarteira — image 5
Grade B+villaluxury

House in Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Quarteira

Loulé/Vilamoura · Golden Triangle ·

€12.5M

Asking Price (EUR)

1.3%

True Net Yield (Owner, all-in)

0.9%

True Net Yield (Managed, all-in)

2.1%

True Gross Yield

56%

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: €286,463/yr
Average Daily Rate: €1393
+26.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Luxury finish (+8%)
Payback Period: 54.6 years
5-yr Capital Value: €16.4M
10-yr Capital Value: €20.0M
Brixfox Score: 67.3 / 100
Comparable Properties: 4
Data Confidence: 55%
Search Radius: 6 km

True Investment Cost

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

€13.8M

+10.6% over asking

Asking price€12.5M
IMT — Property transfer tax (investment schedule)€937,500
IS — Stamp duty (0.8%)€100,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€187,500
Total acquisition costs€1.2M
Renovation€0 — move-in ready
Furnishing & STR launch (8bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€97,550
All-in investment (incl. renovation & furnishing)€13.8M

Gross yield (asking price)

2.3%

True gross yield (all-in)

2.1%

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: 8
Bathrooms: 10
Building: 957 m²
Land: 6859 m²
Style: modern
Condition: excellent
Year Built: 2021
Energy Certificate: A
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large infinity-edge poolmodern architectural design with large glass windowsoutdoor lounge areas with sunbedspergola structure

Score Breakdown

ROI
9.64
Visual Appeal
15.6
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
5.63
Payback Speed
0
STR Suitability
3

Description

Located in one of Vilamoura 's most prestigious areas - Pinhal Velho, in the Algarve 's Golden Triangle - this 8-suite villa stands out for its balanced combination of comfort, discretion and build quality. The first floor is marked by a large, bright room, with living and dining areas in harmony with the exterior sur

Location

📍 37.0680°N, 8.1000°W

· Loulé/Vilamoura, Algarve, Portugal

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Loulé/Vilamoura / Golden Triangle

House in Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Quarteira

Inventory
8 Beds
Bathrooms
10 Baths
Built Area
957 m²
Land Plot
6859 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 1.4% net return annually.

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The Investment

Brixfox Score67
GradeB+
Brixfox Intelligence
67B+Strong
Score Breakdown
ROI & Yield74%
Capital Growth70%
Risk Profile69%
Market Demand67%

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
+7.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$3.8M in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.4%
$15,948/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
71.0 yr
Rental only

Property details

Year built: 2021
Energy: A
Condition: excellent

Description

Located in one of Vilamoura 's most prestigious areas - Pinhal Velho, in the Algarve 's Golden Triangle - this 8-suite villa stands out for its balanced combination of comfort, discretion and build quality. The first floor is marked by a large, bright room, with living and dining areas in harmony with the exterior sur

Income Breakdown

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Nightly Rate (ADR)
$2,012/night
50% ($925)Brixfox estimate($2,012/night)200% ($3702)
Occupancy
56%
10%Brixfox estimate(56%)100%

Short-Term Rental

Yearly income
$191,371
Airbnb data$2,012/night · 56% occupancy
Rental income
$2,012/night · 56% occ.
$413,746
Running costs (20%)
Utilities, cleaning, maintenance
-$82,749
Income tax (10%)
Indonesian rental income tax
-$115,849
Property tax
Annual property tax
-$23,777
Net income
1.4% ROI
$191,371

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$13,586,957
IMT (transfer tax, investment schedule)$1,019,022
Imposto de Selo (stamp duty)$108,696
Notary & registration$1,359
Legal / due diligence$203,804
Total acquisition costs$1,332,880
RenovationMove-in ready
Furnishing & STR launch
8bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$103,859
All-in investment$15,023,696

Gross yield (asking)

3.0%

True gross yield (all-in)

2.8%

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.

$56.3M$42.2M$28.1M$14.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $12.5M
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 15: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$15.2M
+22%
Rental Income
+$935K
Total Position
$16.1M
+29%
5.2%/yr
Year 10
Capital Value
$18.5M
+48%
Rental Income
+$2.0M
Total Position
$20.5M
+64%
5.1%/yr
Year 20
Capital Value
$27.4M
+119%
Rental Income
+$4.7M
Total Position
$32.1M
+157%
4.8%/yr
Year 30
Capital Value
$40.5M
+224%
Rental Income
+$8.4M
Total Position
$48.9M
+291%
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
1.4% annual return
Occupancy
Average
56% average occupancy
Nightly Rate
Strong
$1851 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
6859 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1851 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 6859 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.4% 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

36% occ.
1.2%
$13,586/mo
46% occ.
1.6%
$17,870/mo
56% occ.
2.0%
$22,153/mo
current
66% occ.
2.3%
$26,437/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.