Detached house in Estrada Vale Formoso, Vale Formoso - Vale d'Éguas, Almancil
Detached house in Estrada Vale Formoso, Vale Formoso - Vale d'Éguas, Almancil — image 2Detached house in Estrada Vale Formoso, Vale Formoso - Vale d'Éguas, Almancil — image 3Detached house in Estrada Vale Formoso, Vale Formoso - Vale d'Éguas, Almancil — image 4Detached house in Estrada Vale Formoso, Vale Formoso - Vale d'Éguas, Almancil — image 5
Grade Bvillaluxury

Detached house in Estrada Vale Formoso, Vale Formoso - Vale d'Éguas, Almancil

Loulé/Vilamoura · Golden Triangle ·

€4.0M

Asking Price (EUR)

1.2%

True Net Yield (Owner, all-in)

0.8%

True Net Yield (Managed, all-in)

1.8%

True Gross Yield

36%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.8 months ago and is currently at 15% 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: €79,350/yr
Average Daily Rate: €599
+4.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), No pool (-12%), Luxury finish (+8%)
Payback Period: 62.2 years
5-yr Capital Value: €5.2M
10-yr Capital Value: €6.4M
Brixfox Score: 62.9 / 100
Comparable Properties: 7
Data Confidence: 65%
Search Radius: 3 km

True Investment Cost

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

€4.4M

+11.3% over asking

Asking price€4.0M
IMT — Property transfer tax (investment schedule)€299,625
IS — Stamp duty (0.8%)€31,960
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€59,925
Total acquisition costs€392,760
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)€4.4M

Gross yield (asking price)

2.0%

True gross yield (all-in)

1.8%

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: 5
Building: 501 m²
Land: 1870 m²
Style: portuguese-traditional
Condition: excellent
Year Built: 2022
Energy Certificate: A

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional roof tilescobblestone drivewaywhite stucco facadewooden double front doordecorative chimney

Score Breakdown

ROI
9.32
Visual Appeal
13.6
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
3.63
Payback Speed
0
STR Suitability
3

Description

This elegant and spacious property located on the outskirts of Loulé with unobstructed views of the countryside and the sea line, consists of a single-family villa of the highest standard of construction and finishes, offers a 4 bedroom typology with swimming pool, 4 en-suite bedrooms, 5 bathrooms, facing completely so

Location

📍 37.0973°N, 8.0251°W

· Loulé/Vilamoura, Algarve, Portugal

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Idealista.pt
Loulé/Vilamoura / Golden Triangle

Detached house in Estrada Vale Formoso, Vale Formoso - Vale d'Éguas, Almancil

Inventory
4 Beds
Bathrooms
5 Baths
Built Area
501 m²
Land Plot
1870 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 1.2% 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
+7.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$1.2M in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.2%
$4,391/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
82.4 yr
Rental only

Property details

Year built: 2022
Energy: A
Condition: excellent

Description

This elegant and spacious property located on the outskirts of Loulé with unobstructed views of the countryside and the sea line, consists of a single-family villa of the highest standard of construction and finishes, offers a 4 bedroom typology with swimming pool, 4 en-suite bedrooms, 5 bathrooms, facing completely so

Income Breakdown

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Nightly Rate (ADR)
$875/night
50% ($402)Brixfox estimate($875/night)200% ($1610)
Occupancy
36%
10%Brixfox estimate(36%)100%

Short-Term Rental

Yearly income
$52,697
Airbnb data$875/night · 36% occupancy
Rental income
$875/night · 36% occ.
$115,953
Running costs (20%)
Utilities, cleaning, maintenance
-$23,191
Income tax (10%)
Indonesian rental income tax
-$32,467
Property tax
Annual property tax
-$7,599
Net income
1.2% ROI
$52,697

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$4,342,391
IMT (transfer tax, investment schedule)$325,679
Imposto de Selo (stamp duty)$34,739
Notary & registration$1,359
Legal / due diligence$65,136
Total acquisition costs$426,913
RenovationMove-in ready
Furnishing & STR launch
4bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$62,663
All-in investment$4,831,967

Gross yield (asking)

2.7%

True gross yield (all-in)

2.4%

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.

$17.6M$13.2M$8.8M$4.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $4.0M
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.
2x return
Year 15: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$4.9M
+22%
Rental Income
+$257K
Total Position
$5.1M
+28%
5.1%/yr
Year 10
Capital Value
$5.9M
+48%
Rental Income
+$556K
Total Position
$6.5M
+62%
4.9%/yr
Year 20
Capital Value
$8.8M
+119%
Rental Income
+$1.3M
Total Position
$10.1M
+152%
4.7%/yr
Year 30
Capital Value
$13.0M
+224%
Rental Income
+$2.3M
Total Position
$15.3M
+282%
4.6%/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
Weak
1.2% annual return
Occupancy
Weak
36% average occupancy
Nightly Rate
Strong
$805 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
1870 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $805 — positioned in the top tier
Generous 1870 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.2% 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%
$4,954/mo
40% occ.
1.9%
$6,817/mo
36% occ.
1.7%
$6,131/mo
current
46% occ.
2.2%
$7,994/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.