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

Detached house in Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Quarteira

Loulé/Vilamoura · Golden Triangle ·

€2.1M

Asking Price (EUR)

4.3%

True Net Yield (Owner, all-in)

3.0%

True Net Yield (Managed, all-in)

6.7%

True Gross Yield

59%

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: €162,166/yr
Average Daily Rate: €754
+33.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 16.6 years
5-yr Capital Value: €2.8M
10-yr Capital Value: €3.4M
Brixfox Score: 74.5 / 100
Comparable Properties: 6
Data Confidence: 73%
Search Radius: 2 km

True Investment Cost

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

€2.4M

+12.7% over asking

Asking price€2.1M
IMT — Property transfer tax (investment schedule)€161,250
IS — Stamp duty (0.8%)€17,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€32,250
Total acquisition costs€211,950
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)€2.4M

Gross yield (asking price)

7.5%

True gross yield (all-in)

6.7%

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: 4
Building: 312 m²
Land: 692 m²
Style: modern
Condition: new-build
Energy Certificate: B
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

flat roof architecturewood paneling accentslarge glass sliding doorsinfinity pool design

Score Breakdown

ROI
17.07
Visual Appeal
14.2
Ownership Security
13
Location
8.4
Land & Space
10.96
Rental Demand
5.89
Payback Speed
2
STR Suitability
3

Description

The villa with a contemporary style was designed to receive as much natural light as possible. As we enter the villa we come across an open space kitchen with a living room and dining room with fireplace. These have direct access to the outside area where the private pool is located. Still on this floor we find a bed

Location

📍 37.0680°N, 8.1000°W

· Loulé/Vilamoura, Algarve, Portugal

View on Barra Prime Mediação Imobiliaria, Lda →Also on Idealista.pt
Idealista.pt
Loulé/Vilamoura / Golden Triangle

Detached house in Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Quarteira

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
312 m²
Land Plot
692 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 5.0% 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
+11.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$660K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.0%
$9,813/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
19.8 yr
Rental only

Property details

Energy: B
Condition: new-build

Description

The villa with a contemporary style was designed to receive as much natural light as possible. As we enter the villa we come across an open space kitchen with a living room and dining room with fireplace. These have direct access to the outside area where the private pool is located. Still on this floor we find a bed

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$1,089/night
50% ($501)Brixfox estimate($1,089/night)200% ($2004)
Occupancy
59%
10%Brixfox estimate(59%)100%

Short-Term Rental

Yearly income
$117,751
Airbnb data$1,089/night · 59% occupancy
Rental income
$1,089/night · 59% occ.
$234,309
Running costs (20%)
Utilities, cleaning, maintenance
-$46,862
Income tax (10%)
Indonesian rental income tax
-$65,606
Property tax
Annual property tax
-$4,090
Net income
5.0% ROI
$117,751

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$2,336,957
IMT (transfer tax, investment schedule)$175,272
Imposto de Selo (stamp duty)$18,696
Notary & registration$1,359
Legal / due diligence$35,054
Total acquisition costs$230,380
RenovationMove-in ready
Furnishing & STR launch
4bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$65,380
All-in investment$2,632,717

Gross yield (asking)

10.0%

True gross yield (all-in)

8.9%

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.

$13.9M$10.5M$7.0M$3.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $2.1M
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 16: 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
$2.6M
+22%
Rental Income
+$575K
Total Position
$3.2M
+48%
8.2%/yr
Year 10
Capital Value
$3.2M
+48%
Rental Income
+$1.2M
Total Position
$4.4M
+106%
7.5%/yr
Year 20
Capital Value
$4.7M
+119%
Rental Income
+$2.9M
Total Position
$7.6M
+255%
6.5%/yr
Year 30
Capital Value
$7.0M
+224%
Rental Income
+$5.2M
Total Position
$12.1M
+464%
5.9%/yr

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.0% annual return
Occupancy
Average
59% average occupancy
Nightly Rate
Strong
$1002 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
692 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1002 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 692 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 59% — factor in seasonal gaps

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

39% occ.
4.5%
$8,688/mo
49% occ.
5.7%
$11,008/mo
59% occ.
6.8%
$13,327/mo
current
69% occ.
8.0%
$15,646/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.