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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 Bvillamid-range

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

Loulé/Vilamoura · Golden Triangle ·

€2.3M

Asking Price (EUR)

2.6%

True Net Yield (Owner, all-in)

1.7%

True Net Yield (Managed, all-in)

3.6%

True Gross Yield

51%

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: €92,399/yr
Average Daily Rate: €501
+15.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%)
Payback Period: 58.0 years
5-yr Capital Value: €2.7M
10-yr Capital Value: €3.1M
Brixfox Score: 56.9 / 100
Comparable Properties: 6
Data Confidence: 68%
Search Radius: 3 km

True Investment Cost

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

€2.6M

+11.6% over asking

Asking price€2.3M
IMT — Property transfer tax (investment schedule)€172,500
IS — Stamp duty (0.8%)€18,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€34,500
Total acquisition costs€226,650
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€40,050
All-in investment (incl. renovation & furnishing)€2.6M

Gross yield (asking price)

4.0%

True gross yield (all-in)

3.6%

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: 4
Bathrooms: 6
Building: 290 m²
Style: modern
Condition: new-build
Year Built: 2025
Energy Certificate: A+
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

multi-level outdoor spaceintegrated poollarge glass doors

Score Breakdown

ROI
6.88
Visual Appeal
13.6
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
5.06
Payback Speed
0
STR Suitability
4

Description

Discover this villa under construction, set in a peaceful and elegant area of Almancil. Spread over a basement, ground floor, and first floor, it combines modern design with exceptional comfort. Every detail, from the en-suite bedrooms to the storage spaces, is crafted for a refined and functional lifestyle. The exteri

Location

📍 37.0770°N, 8.0250°W

· Loulé/Vilamoura, Algarve, Portugal

Listed by BUYME Property via Idealista.pt
4-bedroom freehold villa in Loulé/Vilamoura — photo 1 of 5
Idealista.pt
4-bedroom freehold villa in Loulé/Vilamoura — photo 2 of 5
4-bedroom freehold villa in Loulé/Vilamoura — photo 3 of 5
4-bedroom freehold villa in Loulé/Vilamoura — photo 4 of 5
4-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-39636 Source verified · Idealista.pt · listed 2 Jun 2026
Asking price · Freehold
$2,500,000
Ownership
Freehold
Bedrooms
4
Bathrooms
6
Built area
290 m²
True net yield
1.7%
≈ $7,160/mo net after costs & tax
5-yr total return (net + appreciation)
8.6% / yr avg
Payback in ~58 yrs from rent
Brixfox Score 57 · 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

Discover this villa under construction, set in a peaceful and elegant area of Almancil. Spread over a basement, ground floor, and first floor, it combines modern design with exceptional comfort. Every detail, from the en-suite bedrooms to the storage spaces, is crafted for a refined and functional lifestyle. The exteri

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)
$704/night
50% ($324)Brixfox estimate($704/night)200% ($1295)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Indicative
Yearly income
$62,565
Likely range $37,539 – $87,591
Airbnb data$704/night · 51% occupancy
Rental income
$704/night · 51% occ.
$120,317
Running costs (20%)
Utilities, cleaning, maintenance
-$24,063
Income tax (10%)
Indonesian rental income tax
-$33,689
Property tax
Annual property tax
-$0
Net income
2.5% ROI
$62,565

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

1.7%

Based on area comps — this property's exact location is unconfirmed

Scenario
Pre-tax
After-tax
Owner-managed
3.1%
2.7%
Fully-managed
2.1%
1.7%
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

4.4%

Annual Revenue

$120,317

Income Tax / yr

$10,528

Payback

58 yrs

True All-In Cost
Asking price$2,500,000
IMT — transfer tax (non-resident 7.5%)$187,500
Stamp duty (0.8%)$20,000
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$2,750,217

Growth & Exit Strategy

How your investment grows over time

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

$11.7M$8.8M$5.9M$2.9M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $2.3M
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 27: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.8M
+22%
Rental Income
+$306K
Total Position
$3.1M
+35%
6.2%/yr
Year 10
Capital Value
$3.4M
+48%
Rental Income
+$660K
Total Position
$4.1M
+77%
5.9%/yr
Year 20
Capital Value
$5.0M
+119%
Rental Income
+$1.5M
Total Position
$6.6M
+186%
5.4%/yr
Year 30
Capital Value
$7.5M
+224%
Rental Income
+$2.7M
Total Position
$10.2M
+343%
5.1%/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
Weak
2.5% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Strong
$648 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $648 — 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 2.5% is below 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

31% occ.
2.2%
$4,582/mo
41% occ.
2.9%
$6,081/mo
51% occ.
3.6%
$7,580/mo
current
61% occ.
4.4%
$9,079/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.