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House in Pinhal da Marina, Quarteira
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Grade B+villamid-range

House in Pinhal da Marina, Quarteira

Loulé/Vilamoura · Golden Triangle ·

€2.9M

Asking Price (EUR)

4.9%

True Net Yield (Owner, all-in)

3.5%

True Net Yield (Managed, all-in)

6.1%

True Gross Yield

56%

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: €196,025/yr
Average Daily Rate: €953
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has pool (+10%)
Payback Period: 27.3 years
5-yr Capital Value: €3.3M
10-yr Capital Value: €3.8M
Brixfox Score: 65.6 / 100
Comparable Properties: 8
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.

€3.2M

+12.0% over asking

Asking price€2.9M
IMT — Property transfer tax (investment schedule)€213,750
IS — Stamp duty (0.8%)€22,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€42,750
Total acquisition costs€280,550
Renovation (est. €55/m² × 289 m²)
Light touch-ups — paint, fixtures, deep clean.		€15,895
(€8,670–€23,120)
Furnishing & STR launch (5bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€45,400
All-in investment (incl. renovation & furnishing)€3.2M

Gross yield (asking price)

6.9%

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: 8
Building: 289 m²
Style: portuguese-traditional
Condition: good
Year Built: 1996
Private Pool
pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large outdoor pool areapergola with outdoor diningdouble-height living room

Score Breakdown

ROI
13.81
Visual Appeal
12.8
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
5.64
Payback Speed
2
STR Suitability
4

Description

House located in Vilamoura and inserted in a plot of 917m and with 289m of private gross area, consisting of seven bedrooms and eight bathrooms, offering large areas and functional distribution for group or family stays. Highlights: Seven rooms Eight bathrooms Equipped kitchen Wood-burning fireplace in the main r

Location

📍 37.0787°N, 8.1042°W

· Loulé/Vilamoura, Algarve, Portugal

Visit Brava Properties →Listed via Idealista.pt
5-bedroom freehold villa in Loulé/Vilamoura — photo 1 of 5
Brava Properties
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5-bedroom freehold villa in Loulé/Vilamoura — photo 5 of 5

House in Pinhal da Marina, Quarteira

Loulé/Vilamoura · Golden Triangle · Ref BF-68637 Source verified · Brava Properties · listed 1 Jun 2026
Asking price · Freehold
$3,097,826
View original listing
Ownership
Freehold
Bedrooms
5
Bathrooms
8
Built area
289 m²
True net yield
3.7%
≈ $17,029/mo net after costs & tax
5-yr total return (net + appreciation)
10.4% / yr avg
Payback in ~27 yrs from rent
Brixfox Score 66 · 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: 1996
Condition: good
View: pool

Description

House located in Vilamoura and inserted in a plot of 917m and with 289m of private gross area, consisting of seven bedrooms and eight bathrooms, offering large areas and functional distribution for group or family stays. Highlights: Seven rooms Eight bathrooms Equipped kitchen Wood-burning fireplace in the main r

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)
$1,340/night
50% ($616)Brixfox estimate($1,340/night)200% ($2465)
Occupancy
56%
10%Brixfox estimate(56%)100%

Short-Term Rental

Indicative
Yearly income
$132,663
Likely range $79,598 – $185,728
Airbnb data$1,340/night · 56% occupancy
Rental income
$1,340/night · 56% occ.
$255,121
Running costs (20%)
Utilities, cleaning, maintenance
-$51,024
Income tax (10%)
Indonesian rental income tax
-$71,434
Property tax
Annual property tax
-$0
Net income
4.3% ROI
$132,663

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 $3,397,663

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

7.5%

Annual Revenue

$255,121

Income Tax / yr

$22,323

Payback

27 yrs

True All-In Cost
Asking price$3,097,826
IMT — transfer tax (non-resident 7.5%)$232,337
Stamp duty (0.8%)$24,783
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$3,397,663

Growth & Exit Strategy

How your investment grows over time

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

$17.3M$13.0M$8.7M$4.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $2.9M
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
$3.5M
+22%
Rental Income
+$648K
Total Position
$4.1M
+44%
7.6%/yr
Year 10
Capital Value
$4.2M
+48%
Rental Income
+$1.4M
Total Position
$5.6M
+97%
7.0%/yr
Year 20
Capital Value
$6.2M
+119%
Rental Income
+$3.3M
Total Position
$9.5M
+234%
6.2%/yr
Year 30
Capital Value
$9.2M
+224%
Rental Income
+$5.8M
Total Position
$15.1M
+428%
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
4.3% annual return
Occupancy
Average
56% average occupancy
Nightly Rate
Strong
$1232 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 $1232 — 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

36% occ.
4.0%
$10,368/mo
46% occ.
5.1%
$13,220/mo
56% occ.
6.2%
$16,073/mo
current
66% occ.
7.3%
$18,925/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.