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Semi-detached house in Rua das Moradias, 4, Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Vilamoura, Quarteira
Semi-detached house in Rua das Moradias, 4, Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Vilamoura, Quarteira — image 2Semi-detached house in Rua das Moradias, 4, Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Vilamoura, Quarteira — image 3Semi-detached house in Rua das Moradias, 4, Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Vilamoura, Quarteira — image 4Semi-detached house in Rua das Moradias, 4, Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Vilamoura, Quarteira — image 5
Grade Bvillaluxury

Semi-detached house in Rua das Moradias, 4, Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Vilamoura, Quarteira

Loulé/Vilamoura · Golden Triangle ·

€1.1M

Asking Price (EUR)

5.7%

True Net Yield (Owner, all-in)

4.0%

True Net Yield (Managed, all-in)

7.2%

True Gross Yield

63%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.9 months ago and is currently at 24% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.77, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €93,272/yr
Average Daily Rate: €405
+21.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%), Has view (+10%), Luxury finish (+8%)
Payback Period: 23.9 years
5-yr Capital Value: €1.3M
10-yr Capital Value: €1.5M
Brixfox Score: 63.9 / 100
Comparable Properties: 9
Data Confidence: 78%
Search Radius: 2 km

True Investment Cost

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

€1.3M

+14.4% over asking

Asking price€1.1M
IMT — Property transfer tax (investment schedule)€84,375
IS — Stamp duty (0.8%)€9,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€16,875
Total acquisition costs€111,500
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€50,800
All-in investment (incl. renovation & furnishing)€1.3M

Gross yield (asking price)

8.3%

True gross yield (all-in)

7.2%

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: 3
Bathrooms: 4
Building: 151 m²
Land: 60 m²
Style: contemporary
Condition: excellent
Year Built: 2007
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

outdoor lounge area with circular daybedmodern outdoor dining setlarge private garden/lawn areabrick accent wall on patio

Score Breakdown

ROI
15.54
Visual Appeal
12.2
Ownership Security
13
Location
8.4
Land & Space
1.49
Rental Demand
6.31
Payback Speed
3
STR Suitability
4

Description

Magnificent semi-detached villa located in a pleasant and exclusive gated community, situated in a very peaceful yet central residential area of Vilamoura. The location is truly privileged: close to prestigious golf courses and just a few minutes from the Marina, the beach, and all essential amenities. Built with high

Location

📍 37.1065°N, 8.1325°W

· Loulé/Vilamoura, Algarve, Portugal

View this property on Sotheby's Realty Vilamoura →Listed via Idealista.pt
3-bedroom freehold villa in Loulé/Vilamoura — photo 1 of 5
Sotheby's Realty Vilamoura
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3-bedroom freehold villa in Loulé/Vilamoura — photo 5 of 5

Semi-detached house in Rua das Moradias, 4, Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Vilamoura, Quarteira

Loulé/Vilamoura · Golden Triangle · Ref BF-21807 Source verified · Sotheby's Realty Vilamoura · listed 2 Jun 2026
Asking price · Freehold
$1,222,826
View original listing
Ownership
Freehold
Bedrooms
3
Bathrooms
4
Built area
151 m²
Land
60 m²
True net yield
4.2%
≈ $7,999/mo net after costs & tax
5-yr total return (net + appreciation)
11.3% / yr avg
Payback in ~24 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: 2007
Energy: D
Condition: excellent

Description

Magnificent semi-detached villa located in a pleasant and exclusive gated community, situated in a very peaceful yet central residential area of Vilamoura. The location is truly privileged: close to prestigious golf courses and just a few minutes from the Marina, the beach, and all essential amenities. Built with high

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)
$569/night
50% ($262)Brixfox estimate($569/night)200% ($1047)
Occupancy
63%
10%Brixfox estimate(63%)100%

Short-Term Rental

Indicative
Yearly income
$63,134
Likely range $37,880 – $88,388
Airbnb data$569/night · 63% occupancy
Rental income
$569/night · 63% occ.
$121,412
Running costs (20%)
Utilities, cleaning, maintenance
-$24,282
Income tax (10%)
Indonesian rental income tax
-$33,995
Property tax
Annual property tax
-$0
Net income
5.2% ROI
$63,134

Investment Returns

After-tax net yield · all-in cost basis

Approx. location

Net Yield · Fully-Managed · After Tax

4.2%

on all-in cost of $1,367,038

Scenario
Pre-tax
After-tax
Owner-managed
7.0%
6.2%
Fully-managed
5.0%
4.2%
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

8.9%

Annual Revenue

$121,412

Income Tax / yr

$10,624

Payback

24 yrs

True All-In Cost
Asking price$1,222,826
IMT — transfer tax (non-resident 7.5%)$91,712
Stamp duty (0.8%)$9,783
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$1,367,038

Growth & Exit Strategy

How your investment grows over time

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

$7.4M$5.5M$3.7M$1.8M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.1M
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
$1.4M
+22%
Rental Income
+$308K
Total Position
$1.7M
+49%
8.3%/yr
Year 10
Capital Value
$1.7M
+48%
Rental Income
+$666K
Total Position
$2.3M
+107%
7.6%/yr
Year 20
Capital Value
$2.5M
+119%
Rental Income
+$1.6M
Total Position
$4.0M
+258%
6.6%/yr
Year 30
Capital Value
$3.6M
+224%
Rental Income
+$2.8M
Total Position
$6.4M
+470%
6.0%/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

Ask Brixfox AI

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

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.2% annual return
Occupancy
Good
63% average occupancy
Nightly Rate
Strong
$524 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
60 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $524 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Compact plot at 60 m² — limited expansion potential

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

43% occ.
5.1%
$5,225/mo
53% occ.
6.3%
$6,437/mo
63% occ.
7.5%
$7,649/mo
current
73% occ.
8.7%
$8,860/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.