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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 Bvilla

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

Loulé/Vilamoura · Golden Triangle ·

€2.5M

Asking Price (EUR)

4.9%

True Net Yield (Owner, all-in)

3.5%

True Net Yield (Managed, all-in)

6.1%

True Gross Yield

63%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 3.1 months ago and is currently at 26% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.78, occupancy cap 68%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €177,636/yr
Average Daily Rate: €778
Payback Period: 27.3 years
5-yr Capital Value: €3.0M
10-yr Capital Value: €3.4M
Brixfox Score: 63.5 / 100
Comparable Properties: 6
Data Confidence: 76%
Search Radius: 2 km

True Investment Cost

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

€2.9M

+14.7% over asking

Asking price€2.5M
IMT — Property transfer tax (investment schedule)€191,250
IS — Stamp duty (0.8%)€20,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€38,250
Total acquisition costs€251,150
Renovation (est. €200/m² × 405 m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		€81,000
(€40,500–€121,500)
Furnishing & STR launch (5bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€42,900
All-in investment (incl. renovation & furnishing)€2.9M

Gross yield (asking price)

7.0%

True gross yield (all-in)

6.1%

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: 5
Building: 405 m²
Year Built: 2011

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
13.85
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
6.25
Payback Speed
2
STR Suitability
4

Description

Discover luxurious living in this fully renovated villa located in the prestigious area of The Crest, Almancil. Fully renovated end of 2023, this exquisite property is situated on a generous 975 m² plot and offers 5 spacious bedrooms and 5 modern bathrooms, making it perfect for a large family or for hosting guests. Wi

Location

📍 37.1004°N, 8.0326°W

· Loulé/Vilamoura, Algarve, Portugal

Listed by XP | Chestertons via Idealista.pt
5-bedroom freehold villa in Loulé/Vilamoura — photo 1 of 5
Idealista.pt
5-bedroom freehold villa in Loulé/Vilamoura — photo 2 of 5
5-bedroom freehold villa in Loulé/Vilamoura — photo 3 of 5
5-bedroom freehold villa in Loulé/Vilamoura — photo 4 of 5
5-bedroom freehold villa in Loulé/Vilamoura — photo 5 of 5

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

Loulé/Vilamoura · Golden Triangle · Ref BF-94849 Source verified · Idealista.pt · listed 1 Jul 2026
Asking price · Freehold
$2,771,739
Ownership
Freehold
Bedrooms
5
Bathrooms
5
Built area
405 m²
True net yield
3.7%
≈ $15,321/mo net after costs & tax
5-yr total return (net + appreciation)
10.5% / yr avg
Payback in ~27 yrs from rent
Brixfox Score 64 · B

What nearby Airbnbs actually earn

Brixfox tracks the live availability calendars of Airbnb listings around this property. The rates and occupancy below are observed from real bookings — this is the data behind every yield figure on this page.

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

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Airbnb Comp Analysis

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Property details

Year built: 2011

Description

Discover luxurious living in this fully renovated villa located in the prestigious area of The Crest, Almancil. Fully renovated end of 2023, this exquisite property is situated on a generous 975 m² plot and offers 5 spacious bedrooms and 5 modern bathrooms, making it perfect for a large family or for hosting guests. Wi

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$1,089/night
50% ($544)Brixfox estimate($1,089/night)200% ($2,178)
Occupancy
63%
10%Brixfox estimate(63%)100%

Short-Term Rental

Indicative
Yearly income
$119,628
Likely range $71,776 – $167,478
Airbnb data$1,089/night · 63% occupancy
Rental income
$1,089/night · 63% occ.
$230,053
Running costs (20%)
Utilities, cleaning, maintenance
-$46,011
Income tax (28%)
Non-resident IRS (Cat. F)
-$64,415
Net income
4.3% ROI
$119,628

Investment Returns

After-tax net yield · all-in cost basis

Exact location

Net Yield · Fully-Managed · After Tax

3.7%

on all-in cost of $3,044,511

Scenario
Pre-tax
After-tax
Owner-managed
6.0%
5.4%
Fully-managed
4.3%
3.7%
After-tax nets ~28% non-resident IRS on AL income (simplified regime). Yields are on the all-in acquisition cost, not the asking price.

Gross Yield

7.6%

Annual Revenue

$230,053

Income Tax / yr

$20,129

Payback

27 yrs

True All-In Cost
Asking price$2,771,739
IMT — transfer tax (non-resident 7.5%)$207,880
Stamp duty (0.8%)$22,174
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$3,044,511

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Loulé/Vilamoura.

$15.5M$11.6M$7.8M$3.9M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $2.5M
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.
Paid back
Year 18: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$3.1M
+22%
Rental Income
+$584K
Total Position
$3.7M
+45%
7.7%/yr
Year 10
Capital Value
$3.8M
+48%
Rental Income
+$1.3M
Total Position
$5.0M
+98%
7.0%/yr
Year 20
Capital Value
$5.6M
+119%
Rental Income
+$3.0M
Total Position
$8.5M
+235%
6.2%/yr
Year 30
Capital Value
$8.3M
+224%
Rental Income
+$5.2M
Total Position
$13.5M
+430%
5.7%/yr
Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. A vetted local management partner is already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

Vetted by Brixfox 8+ yrs operating 110+ properties managed ~2h guest response

Atlantic Stays Management

Vetted

Alojamento Local management, Lisbon to the Algarve

22%
Management fee
of rental revenue — already in your Managed figures

End-to-end AL management for international owners. We handle the licence, the platforms and the guests so your second home pays for itself.

What the fee covers

  • Listing setup & optimisation (Airbnb, Booking.com, VRBO)
  • Dynamic pricing & revenue management
  • 24/7 multilingual guest communication
  • Guided check-in / check-out & key handling
  • Professional cleaning, laundry & restocking
  • Maintenance & repairs coordination
  • Monthly owner statements & payouts
  • Guest screening & damage protection
  • Alojamento Local (AL) licence handling & renewals
  • SEF/AIMA guest registration & tourist-tax filing
Visit Atlantic Stays Management

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Conversational analysis — questions about this listing, answered from real data.

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.3% annual return
Occupancy
Good
63% average occupancy
Nightly Rate
Strong
$1002 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Weak
0 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
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.3% 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

43% occ.
3.2%
$7,322/mo
53% occ.
3.9%
$9,044/mo
63% occ.
4.7%
$10,767/mo
current
73% occ.
5.4%
$12,489/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. Market factors in Portugal may impact actual yields.