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Terraced house in Vale Formoso - Vale d'Éguas, Almancil
Terraced house in Vale Formoso - Vale d'Éguas, Almancil — image 2Terraced house in Vale Formoso - Vale d'Éguas, Almancil — image 3Terraced house in Vale Formoso - Vale d'Éguas, Almancil — image 4Terraced house in Vale Formoso - Vale d'Éguas, Almancil — image 5
Grade Bvillamid-range

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

Loulé/Vilamoura · Golden Triangle ·

€1.2M

Asking Price (EUR)

4.5%

True Net Yield (Owner, all-in)

3.1%

True Net Yield (Managed, all-in)

5.9%

True Gross Yield

42%

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: €79,812/yr
Average Daily Rate: €523
+10.0% vs area baselineModern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 31.6 years
5-yr Capital Value: €1.4M
10-yr Capital Value: €1.6M
Brixfox Score: 64.3 / 100
Comparable Properties: 5
Data Confidence: 70%
Search Radius: 3 km

True Investment Cost

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

€1.4M

+12.6% over asking

Asking price€1.2M
IMT — Property transfer tax (investment schedule)€90,000
IS — Stamp duty (0.8%)€9,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€18,000
Total acquisition costs€118,850
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,200
All-in investment (incl. renovation & furnishing)€1.4M

Gross yield (asking price)

6.7%

True gross yield (all-in)

5.9%

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: 3
Building: 522 m²
Land: 551 m²
Style: contemporary
Condition: new-build
Year Built: 2025
Energy Certificate: A+
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

modern architectureproximity to ocean

Score Breakdown

ROI
12.06
Visual Appeal
11.2
Ownership Security
13
Location
8.4
Land & Space
9.41
Rental Demand
4.18
Payback Speed
2
STR Suitability
4

Description

This beautifully designed contemporary villa is ideally situated in Almancil, offering quiet living just minutes from town amenities. Enter through a charming front garden into a sunlit home with modern interiors and natural materials. Two bedrooms, including a luxurious master suite, sit on the top floor, sharing a so

Location

📍 37.1041°N, 8.0398°W

· Loulé/Vilamoura, Algarve, Portugal

View this property on Exclusive Algarve Villas →Listed via Idealista.pt
3-bedroom freehold villa in Loulé/Vilamoura — photo 1 of 5
Exclusive Algarve Villas
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3-bedroom freehold villa in Loulé/Vilamoura — photo 5 of 5

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

Loulé/Vilamoura · Golden Triangle · Ref BF-23208 Source verified · Exclusive Algarve Villas · listed 2 Jun 2026
Asking price · Freehold
$1,304,348
View original listing
Ownership
Freehold
Bedrooms
3
Bathrooms
3
Built area
522 m²
Land
551 m²
True net yield
3.2%
≈ $6,622/mo net after costs & tax
5-yr total return (net + appreciation)
10.3% / yr avg
Payback in ~32 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

Finding Airbnb comps...

Property details

Year built: 2025
Energy: A+
Condition: new-build

Description

This beautifully designed contemporary villa is ideally situated in Almancil, offering quiet living just minutes from town amenities. Enter through a charming front garden into a sunlit home with modern interiors and natural materials. Two bedrooms, including a luxurious master suite, sit on the top floor, sharing a so

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)
$735/night
50% ($338)Brixfox estimate($735/night)200% ($1352)
Occupancy
42%
10%Brixfox estimate(42%)100%

Short-Term Rental

Indicative
Yearly income
$54,021
Likely range $32,412 – $75,629
Airbnb data$735/night · 42% occupancy
Rental income
$735/night · 42% occ.
$103,886
Running costs (20%)
Utilities, cleaning, maintenance
-$20,777
Income tax (10%)
Indonesian rental income tax
-$29,088
Property tax
Annual property tax
-$0
Net income
4.1% ROI
$54,021

Investment Returns

After-tax net yield · all-in cost basis

Exact location

Net Yield · Fully-Managed · After Tax

3.2%

on all-in cost of $1,455,326

Scenario
Pre-tax
After-tax
Owner-managed
5.5%
4.8%
Fully-managed
3.8%
3.2%
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

7.1%

Annual Revenue

$103,886

Income Tax / yr

$9,090

Payback

32 yrs

True All-In Cost
Asking price$1,304,348
IMT — transfer tax (non-resident 7.5%)$97,826
Stamp duty (0.8%)$10,435
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$1,455,326

Growth & Exit Strategy

How your investment grows over time

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

$7.2M$5.4M$3.6M$1.8M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.2M
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 19: 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
$1.5M
+22%
Rental Income
+$264K
Total Position
$1.7M
+44%
7.5%/yr
Year 10
Capital Value
$1.8M
+48%
Rental Income
+$570K
Total Position
$2.3M
+96%
6.9%/yr
Year 20
Capital Value
$2.6M
+119%
Rental Income
+$1.3M
Total Position
$4.0M
+230%
6.2%/yr
Year 30
Capital Value
$3.9M
+224%
Rental Income
+$2.4M
Total Position
$6.3M
+421%
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

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
Average
4.1% annual return
Occupancy
Weak
42% average occupancy
Nightly Rate
Strong
$676 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Strong
551 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $676 — positioned in the top tier
Generous 551 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 4.1% 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.
4.3%
$4,695/mo
40% occ.
5.8%
$6,260/mo
42% occ.
6.0%
$6,545/mo
current
52% occ.
7.5%
$8,110/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.