Detached house in Avenida do Atlântico, Vilamoura, Nn, Vila Sol - Morgadinho, Vilamoura, Quarteira
Grade B+villaluxury

Detached house in Avenida do Atlântico, Vilamoura, Nn, Vila Sol - Morgadinho, Vilamoura, Quarteira

Loulé/Vilamoura · Golden Triangle ·

€1M

Asking Price (EUR)

4.9%

True Net Yield (Owner, all-in)

3.4%

True Net Yield (Managed, all-in)

7.5%

True Gross Yield

48%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.6 months ago and is currently at 13% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €85,615/yr
Average Daily Rate: €486
Payback Period: 14.3 years
5-yr Capital Value: €1.3M
10-yr Capital Value: €1.6M
Brixfox Score: 66.7 / 100
Comparable Properties: 7
Data Confidence: 75%
Search Radius: 2 km

True Investment Cost

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

€1.1M

+14.4% over asking

Asking price€1M
IMT — Property transfer tax (investment schedule)€60,000
IS — Stamp duty (0.8%)€8,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€15,000
Total acquisition costs€84,250
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€59,650
All-in investment (incl. renovation & furnishing)€1.1M

Gross yield (asking price)

8.6%

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: 4
Building: 240 m²
Style: contemporary
Condition: new-build
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

exposed wooden beam ceilingfull-height glass wallsintegrated rattan cabinetryseamless indoor-outdoor living

Score Breakdown

ROI
18.5
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
4.83
Payback Speed
3
STR Suitability
3

Description

Arcaya is a project that will be born in Vilamoura, focused on sustainability and with a new concept of creating an Algarve 3.0: a destination to live in and not just for holidays. This project, conceived by the architecture studio Batlleiroig with a strong focus on sustainability, brings a new experience of luxury res

Location

📍 37.0680°N, 8.1000°W

· Loulé/Vilamoura, Algarve, Portugal

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Idealista.pt
Loulé/Vilamoura / Golden Triangle

Detached house in Avenida do Atlântico, Vilamoura, Nn, Vila Sol - Morgadinho, Vilamoura, Quarteira

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

Grade B+ investment — short-term rental yields 5.8% 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
+12.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$307K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.8%
$5,295/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
17.1 yr
Rental only

Property details

Condition: new-build

Description

Arcaya is a project that will be born in Vilamoura, focused on sustainability and with a new concept of creating an Algarve 3.0: a destination to live in and not just for holidays. This project, conceived by the architecture studio Batlleiroig with a strong focus on sustainability, brings a new experience of luxury res

Income Breakdown

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Nightly Rate (ADR)
$714/night
50% ($329)Brixfox estimate($714/night)200% ($1315)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$63,543
Airbnb data$714/night · 48% occupancy
Rental income
$714/night · 48% occ.
$125,857
Running costs (20%)
Utilities, cleaning, maintenance
-$25,171
Income tax (10%)
Indonesian rental income tax
-$35,240
Property tax
Annual property tax
-$1,902
Net income
5.8% ROI
$63,543

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$1,086,957
IMT (transfer tax, investment schedule)$65,217
Imposto de Selo (stamp duty)$8,696
Notary & registration$1,359
Legal / due diligence$16,304
Total acquisition costs$91,576
RenovationMove-in ready
Furnishing & STR launch
4bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$62,663
All-in investment$1,241,196

Gross yield (asking)

11.6%

True gross yield (all-in)

10.1%

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.

$6.9M$5.2M$3.5M$1.7M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.0M
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 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.2M
+22%
Rental Income
+$310K
Total Position
$1.5M
+53%
8.8%/yr
Year 10
Capital Value
$1.5M
+48%
Rental Income
+$670K
Total Position
$2.2M
+115%
8.0%/yr
Year 20
Capital Value
$2.2M
+119%
Rental Income
+$1.6M
Total Position
$3.8M
+276%
6.8%/yr
Year 30
Capital Value
$3.2M
+224%
Rental Income
+$2.8M
Total Position
$6.0M
+502%
6.2%/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
Good
5.8% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Strong
$657 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $657 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 48% — 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.
4.9%
$4,405/mo
40% occ.
6.5%
$5,927/mo
48% occ.
7.9%
$7,183/mo
current
58% occ.
9.6%
$8,704/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.