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Detached house in Pinhal da Marina, Quarteira
Grade Avillamid-range

Detached house in Pinhal da Marina, Quarteira

Loulé/Vilamoura · Golden Triangle ·

€699,500

Asking Price (EUR)

12.0%

True Net Yield (Owner, all-in)

8.7%

True Net Yield (Managed, all-in)

14.3%

True Gross Yield

52%

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: €115,847/yr
Average Daily Rate: €615
-7.0% vs area baselinePortuguese-traditional style (+5%), No pool (-12%)
Payback Period: 11.0 years
5-yr Capital Value: €810,912
10-yr Capital Value: €940,070
Brixfox Score: 76.8 / 100
Comparable Properties: 13
Data Confidence: 73%
Search Radius: 3 km

True Investment Cost

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

€807,579

+15.5% over asking

Asking price€699,500
IMT — Property transfer tax (investment schedule)€41,970
IS — Stamp duty (0.8%)€5,596
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€10,493
Total acquisition costs€59,309
Renovation (est. €55/m² × 204 m²)
Light touch-ups — paint, fixtures, deep clean.		€11,220
(€6,120–€16,320)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€37,550
All-in investment (incl. renovation & furnishing)€807,579

Gross yield (asking price)

16.6%

True gross yield (all-in)

14.3%

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
Building: 204 m²
Style: portuguese-traditional
Condition: good

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

white stucco exteriorterracotta roof tilesred window shuttersprivate garden area

Score Breakdown

ROI
25
Visual Appeal
10.2
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
5.16
Payback Speed
5
STR Suitability
4

Description

4 bedroom villa transformed into 3 bedrooms, located in Vilamoura, inserted in a gated community with swimming pool and excellent sun exposure. Situated within walking distance of the Marina, it offers a quiet and comfortable environment, ideal for permanent residence or investment. The property has a pleasant patio

Location

📍 37.0680°N, 8.1000°W

· Loulé/Vilamoura, Algarve, Portugal

Listed via Idealista.pt
4-bedroom freehold villa in Loulé/Vilamoura — photo 1 of 1
Idealista.pt

Detached house in Pinhal da Marina, Quarteira

Loulé/Vilamoura · Golden Triangle · Ref BF-68720 Source verified · Idealista.pt · listed 1 Jun 2026
Asking price · Freehold
$760,326
Ownership
Freehold
Bedrooms
4
Built area
204 m²
True net yield
9.1%
≈ $10,506/mo net after costs & tax
5-yr total return (net + appreciation)
16.5% / yr avg
Payback in ~11 yrs from rent
Brixfox Score 77 · A

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

Condition: good

Description

4 bedroom villa transformed into 3 bedrooms, located in Vilamoura, inserted in a gated community with swimming pool and excellent sun exposure. Situated within walking distance of the Marina, it offers a quiet and comfortable environment, ideal for permanent residence or investment. The property has a pleasant patio

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)
$865/night
50% ($398)Brixfox estimate($865/night)200% ($1592)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Indicative
Yearly income
$78,445
Likely range $47,067 – $109,824
Airbnb data$865/night · 52% occupancy
Rental income
$865/night · 52% occ.
$150,857
Running costs (20%)
Utilities, cleaning, maintenance
-$30,171
Income tax (10%)
Indonesian rental income tax
-$42,240
Property tax
Annual property tax
-$0
Net income
10.3% ROI
$78,445

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

9.1%

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

Scenario
Pre-tax
After-tax
Owner-managed
14.6%
13.1%
Fully-managed
10.6%
9.1%
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

17.5%

Annual Revenue

$150,857

Income Tax / yr

$13,200

Payback

11 yrs

True All-In Cost
Asking price$760,326
IMT — transfer tax (non-resident 7.5%)$57,025
Stamp duty (0.8%)$6,083
Notary + registry$2,174
Legal$9,352
Furnishing + STR launch$27,174
All-in cost$862,133

Growth & Exit Strategy

How your investment grows over time

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

$6.6M$4.9M$3.3M$1.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $700K
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 9: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$851K
+22%
Rental Income
+$383K
Total Position
$1.2M
+76%
12.0%/yr
Year 10
Capital Value
$1.0M
+48%
Rental Income
+$827K
Total Position
$1.9M
+166%
10.3%/yr
Year 20
Capital Value
$1.5M
+119%
Rental Income
+$1.9M
Total Position
$3.5M
+396%
8.3%/yr
Year 30
Capital Value
$2.3M
+224%
Rental Income
+$3.4M
Total Position
$5.7M
+715%
7.2%/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
Strong
10.3% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Strong
$796 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 10.3% — outperforms most villas in this market
Premium nightly rate of $796 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 52% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

32% occ.
9.2%
$5,820/mo
42% occ.
12.1%
$7,662/mo
52% occ.
15.0%
$9,504/mo
current
62% occ.
17.9%
$11,346/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.