Detached house in Vale Formoso - Vale d'Éguas, Almancil
Detached house in Vale Formoso - Vale d'Éguas, Almancil — image 2Detached house in Vale Formoso - Vale d'Éguas, Almancil — image 3Detached house in Vale Formoso - Vale d'Éguas, Almancil — image 4Detached house in Vale Formoso - Vale d'Éguas, Almancil — image 5
Grade B+villamid-range

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

Loulé/Vilamoura · Golden Triangle ·

€2.2M

Asking Price (EUR)

3.0%

True Net Yield (Owner, all-in)

2.1%

True Net Yield (Managed, all-in)

4.6%

True Gross Yield

33%

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: €113,679/yr
Average Daily Rate: €949
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 24.2 years
5-yr Capital Value: €2.9M
10-yr Capital Value: €3.5M
Brixfox Score: 67.6 / 100
Comparable Properties: 6
Data Confidence: 66%
Search Radius: 6 km

True Investment Cost

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

€2.5M

+12.8% over asking

Asking price€2.2M
IMT — Property transfer tax (investment schedule)€165,000
IS — Stamp duty (0.8%)€17,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€33,000
Total acquisition costs€216,850
Renovation (est. €55/m² × 340 m²)
Light touch-ups — paint, fixtures, deep clean.		€18,700
(€10,200–€27,200)
Furnishing & STR launch (5bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€45,400
All-in investment (incl. renovation & furnishing)€2.5M

Gross yield (asking price)

5.2%

True gross yield (all-in)

4.6%

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: 6
Building: 340 m²
Land: 10841 m²
Style: portuguese-traditional
Condition: good
Year Built: 2022
Energy Certificate: D
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

terraced gardenmultiple outdoor living areastraditional white facade with terracotta roof

Score Breakdown

ROI
14.14
Visual Appeal
12.8
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
3.28
Payback Speed
1
STR Suitability
3

Description

Price Recently Reduced From 2.500.000 Euros To 2.200.000 Euros. Set within an impressive 11,170 m² fenced plot in the sought-after area of Vale Formoso, this outstanding five-bedroom villa combines modern luxury with complete tranquillity. Built in 2022, the property offers generous living spaces, breathtaking south-fa

Location

📍 37.0986°N, 8.0282°W

· Loulé/Vilamoura, Algarve, Portugal

View on XP | Chestertons →Also on Idealista.pt
Idealista.pt
Loulé/Vilamoura / Golden Triangle

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

Inventory
5 Beds
Bathrooms
6 Baths
Built Area
340 m²
Land Plot
10841 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 3.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score68
GradeB+
Brixfox Intelligence
68B+Strong
Score Breakdown
ROI & Yield75%
Capital Growth71%
Risk Profile70%
Market Demand68%

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
+9.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$675K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.4%
$6,778/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
29.4 yr
Rental only

Property details

Year built: 2022
Energy: D
Condition: good

Description

Price Recently Reduced From 2.500.000 Euros To 2.200.000 Euros. Set within an impressive 11,170 m² fenced plot in the sought-after area of Vale Formoso, this outstanding five-bedroom villa combines modern luxury with complete tranquillity. Built in 2022, the property offers generous living spaces, breathtaking south-fa

Income Breakdown

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Nightly Rate (ADR)
$1,373/night
50% ($632)Brixfox estimate($1,373/night)200% ($2527)
Occupancy
33%
10%Brixfox estimate(33%)100%

Short-Term Rental

Yearly income
$81,336
Airbnb data$1,373/night · 33% occupancy
Rental income
$1,373/night · 33% occ.
$164,463
Running costs (20%)
Utilities, cleaning, maintenance
-$32,893
Income tax (10%)
Indonesian rental income tax
-$46,050
Property tax
Annual property tax
-$4,185
Net income
3.4% ROI
$81,336

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$2,391,304
IMT (transfer tax, investment schedule)$179,348
Imposto de Selo (stamp duty)$19,130
Notary & registration$1,359
Legal / due diligence$35,870
Total acquisition costs$235,707
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$20,326
($11,087–$29,565)
Furnishing & STR launch
5bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$47,174
All-in investment$2,694,511

Gross yield (asking)

6.9%

True gross yield (all-in)

6.1%

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.

$12.3M$9.2M$6.1M$3.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $2.2M
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 22: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.7M
+22%
Rental Income
+$397K
Total Position
$3.1M
+40%
6.9%/yr
Year 10
Capital Value
$3.3M
+48%
Rental Income
+$858K
Total Position
$4.1M
+87%
6.5%/yr
Year 20
Capital Value
$4.8M
+119%
Rental Income
+$2.0M
Total Position
$6.8M
+211%
5.8%/yr
Year 30
Capital Value
$7.1M
+224%
Rental Income
+$3.6M
Total Position
$10.7M
+386%
5.4%/yr

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.4% annual return
Occupancy
Weak
33% average occupancy
Nightly Rate
Strong
$1263 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
10841 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1263 — positioned in the top tier
Generous 10841 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 3.4% 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

30% occ.
4.2%
$8,423/mo
40% occ.
5.7%
$11,347/mo
33% occ.
4.6%
$9,245/mo
current
43% occ.
6.1%
$12,169/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.