Detached house in Rua Pimenta do Reino, Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Vilamoura, Quarteira
Detached house in Rua Pimenta do Reino, Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Vilamoura, Quarteira — image 2Detached house in Rua Pimenta do Reino, Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Vilamoura, Quarteira — image 3Detached house in Rua Pimenta do Reino, Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Vilamoura, Quarteira — image 4Detached house in Rua Pimenta do Reino, Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Vilamoura, Quarteira — image 5
Grade B+villaluxury

Detached house in Rua Pimenta do Reino, Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Vilamoura, Quarteira

Loulé/Vilamoura · Golden Triangle ·

€4.4M

Asking Price (EUR)

4.0%

True Net Yield (Owner, all-in)

2.8%

True Net Yield (Managed, all-in)

6.1%

True Gross Yield

58%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 months ago and is currently at 17% 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: €300,606/yr
Average Daily Rate: €1410
+33.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 18.3 years
5-yr Capital Value: €5.8M
10-yr Capital Value: €7.0M
Brixfox Score: 74.6 / 100
Comparable Properties: 8
Data Confidence: 63%
Search Radius: 4 km

True Investment Cost

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

€4.9M

+11.4% over asking

Asking price€4.4M
IMT — Property transfer tax (investment schedule)€330,000
IS — Stamp duty (0.8%)€35,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€66,000
Total acquisition costs€432,450
Renovation€0 — move-in ready
Furnishing & STR launch (5bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€71,000
All-in investment (incl. renovation & furnishing)€4.9M

Gross yield (asking price)

6.8%

True gross yield (all-in)

6.1%

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: 5
Bathrooms: 5
Building: 559 m²
Land: 4100 m²
Style: contemporary
Condition: excellent
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large private garden with pondexpansive outdoor living spacemultiple roof terraces

Score Breakdown

ROI
16.19
Visual Appeal
14.2
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
5.84
Payback Speed
2
STR Suitability
3

Description

Villa for sale in Vilamoura, Algarve. Located in one of the most exclusive areas of Vilamoura, the prestigious Pinhal Velho, it is set on a plot of 4,100 m², offering privileged views of the golf courses. Surrounded by a large lawn, where there is a lake, a south-facing swimming pool with jacuzzi overlooking the golf c

Location

📍 37.1137°N, 8.1316°W

· Loulé/Vilamoura, Algarve, Portugal

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Idealista.pt
Loulé/Vilamoura / Golden Triangle

Detached house in Rua Pimenta do Reino, Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Vilamoura, Quarteira

Inventory
5 Beds
Bathrooms
5 Baths
Built Area
559 m²
Land Plot
4100 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 4.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score75
GradeB+
Brixfox Intelligence
75B+Strong
Score Breakdown
ROI & Yield83%
Capital Growth79%
Risk Profile76%
Market Demand75%

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
+10.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$1.4M in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.5%
$18,130/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
22.0 yr
Rental only

Property details

Energy: C
Condition: excellent

Description

Villa for sale in Vilamoura, Algarve. Located in one of the most exclusive areas of Vilamoura, the prestigious Pinhal Velho, it is set on a plot of 4,100 m², offering privileged views of the golf courses. Surrounded by a large lawn, where there is a lake, a south-facing swimming pool with jacuzzi overlooking the golf c

Income Breakdown

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Nightly Rate (ADR)
$2,038/night
50% ($938)Brixfox estimate($2,038/night)200% ($3750)
Occupancy
58%
10%Brixfox estimate(58%)100%

Short-Term Rental

Yearly income
$217,556
Airbnb data$2,038/night · 58% occupancy
Rental income
$2,038/night · 58% occ.
$434,473
Running costs (20%)
Utilities, cleaning, maintenance
-$86,895
Income tax (10%)
Indonesian rental income tax
-$121,652
Property tax
Annual property tax
-$8,370
Net income
4.5% ROI
$217,556

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$4,782,609
IMT (transfer tax, investment schedule)$358,696
Imposto de Selo (stamp duty)$38,261
Notary & registration$1,359
Legal / due diligence$71,739
Total acquisition costs$470,054
RenovationMove-in ready
Furnishing & STR launch
5bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$75,000
All-in investment$5,327,663

Gross yield (asking)

9.1%

True gross yield (all-in)

8.2%

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.

$27.4M$20.5M$13.7M$6.8M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $4.4M
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 18: 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
$5.4M
+22%
Rental Income
+$1.1M
Total Position
$6.4M
+46%
7.8%/yr
Year 10
Capital Value
$6.5M
+48%
Rental Income
+$2.3M
Total Position
$8.8M
+100%
7.2%/yr
Year 20
Capital Value
$9.6M
+119%
Rental Income
+$5.4M
Total Position
$15.0M
+241%
6.3%/yr
Year 30
Capital Value
$14.3M
+224%
Rental Income
+$9.5M
Total Position
$23.8M
+441%
5.8%/yr

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.5% annual return
Occupancy
Average
58% average occupancy
Nightly Rate
Strong
$1875 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
4100 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1875 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 4100 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.5% is near 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

38% occ.
4.0%
$15,966/mo
48% occ.
5.1%
$20,306/mo
58% occ.
6.2%
$24,645/mo
current
68% occ.
7.3%
$28,985/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.