House in Sitio dos Quartos, Almancil, Areeiro - Vale Formoso, São Clemente
House in Sitio dos Quartos, Almancil, Areeiro - Vale Formoso, São Clemente — image 2House in Sitio dos Quartos, Almancil, Areeiro - Vale Formoso, São Clemente — image 3House in Sitio dos Quartos, Almancil, Areeiro - Vale Formoso, São Clemente — image 4House in Sitio dos Quartos, Almancil, Areeiro - Vale Formoso, São Clemente — image 5
Grade Bvillaluxury

House in Sitio dos Quartos, Almancil, Areeiro - Vale Formoso, São Clemente

Loulé/Vilamoura · Golden Triangle ·

€3.5M

Asking Price (EUR)

0.9%

True Net Yield (Owner, all-in)

0.6%

True Net Yield (Managed, all-in)

1.4%

True Gross Yield

21%

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: €54,421/yr
Average Daily Rate: €720
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 79.2 years
5-yr Capital Value: €4.5M
10-yr Capital Value: €5.5M
Brixfox Score: 62.9 / 100
Comparable Properties: 8
Data Confidence: 65%
Search Radius: 4 km

True Investment Cost

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

€3.9M

+11.6% over asking

Asking price€3.5M
IMT — Property transfer tax (investment schedule)€258,750
IS — Stamp duty (0.8%)€27,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€51,750
Total acquisition costs€339,350
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€62,150
All-in investment (incl. renovation & furnishing)€3.9M

Gross yield (asking price)

1.6%

True gross yield (all-in)

1.4%

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
Bathrooms: 6
Building: 468 m²
Land: 2141 m²
Style: modern
Condition: new-build
Year Built: 2025
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

vertical wooden slat privacy screensglass balcony railingsmulti-level outdoor living spacesinfinity-edge pool

Score Breakdown

ROI
8.84
Visual Appeal
15.6
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
2.07
Payback Speed
0
STR Suitability
3

Description

Set in the prestigious area of Sitio dos Quartos, Almancil, this brand-new four-bedroom villa offers an exceptional blend of contemporary design and tranquil living. Positioned on an elevated plot of 2,141 m², the home enjoys panoramic views and a strong sense of privacy, just minutes from local amenities, internationa

Location

📍 37.0770°N, 8.0250°W

· Loulé/Vilamoura, Algarve, Portugal

View on Fine & Country →Also on Idealista.pt
Idealista.pt
Loulé/Vilamoura / Golden Triangle

House in Sitio dos Quartos, Almancil, Areeiro - Vale Formoso, São Clemente

Inventory
4 Beds
Bathrooms
6 Baths
Built Area
468 m²
Land Plot
2141 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 0.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score63
GradeB
Brixfox Intelligence
63BStrong
Score Breakdown
ROI & Yield69%
Capital Growth66%
Risk Profile65%
Market Demand63%

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
+7.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$1.1M in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
0.9%
$2,861/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
—
Rental only

Property details

Year built: 2025
Energy: A
Condition: new-build

Description

Set in the prestigious area of Sitio dos Quartos, Almancil, this brand-new four-bedroom villa offers an exceptional blend of contemporary design and tranquil living. Positioned on an elevated plot of 2,141 m², the home enjoys panoramic views and a strong sense of privacy, just minutes from local amenities, internationa

Income Breakdown

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Nightly Rate (ADR)
$1,041/night
50% ($479)Brixfox estimate($1,041/night)200% ($1915)
Occupancy
21%
10%Brixfox estimate(21%)100%

Short-Term Rental

Yearly income
$34,331
Airbnb data$1,041/night · 21% occupancy
Rental income
$1,041/night · 21% occ.
$78,641
Running costs (20%)
Utilities, cleaning, maintenance
-$15,728
Income tax (10%)
Indonesian rental income tax
-$22,020
Property tax
Annual property tax
-$6,563
Net income
0.9% ROI
$34,331

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$3,750,000
IMT (transfer tax, investment schedule)$281,250
Imposto de Selo (stamp duty)$30,000
Notary & registration$1,359
Legal / due diligence$56,250
Total acquisition costs$368,859
RenovationMove-in ready
Furnishing & STR launch
4bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$65,380
All-in investment$4,184,239

Gross yield (asking)

2.1%

True gross yield (all-in)

1.9%

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.

$14.6M$10.9M$7.3M$3.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $3.5M
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 16: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$4.2M
+22%
Rental Income
+$168K
Total Position
$4.4M
+27%
4.8%/yr
Year 10
Capital Value
$5.1M
+48%
Rental Income
+$362K
Total Position
$5.5M
+59%
4.7%/yr
Year 20
Capital Value
$7.6M
+119%
Rental Income
+$849K
Total Position
$8.4M
+144%
4.6%/yr
Year 30
Capital Value
$11.2M
+224%
Rental Income
+$1.5M
Total Position
$12.7M
+268%
4.4%/yr

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
0.9% annual return
Occupancy
Weak
21% average occupancy
Nightly Rate
Strong
$957 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
2141 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $957 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 2141 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 0.9% 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.
2.0%
$6,101/mo
40% occ.
2.7%
$8,316/mo
21% occ.
1.3%
$4,040/mo
current
31% occ.
2.0%
$6,256/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.