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Detached house in Caminho do Lavaginho, 3, Vale Formoso - Vale d'Éguas, Almancil
Grade B+villaluxury

Detached house in Caminho do Lavaginho, 3, Vale Formoso - Vale d'Éguas, Almancil

Loulé/Vilamoura · Golden Triangle ·

€1.1M

Asking Price (EUR)

5.5%

True Net Yield (Owner, all-in)

3.9%

True Net Yield (Managed, all-in)

7.0%

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: €92,383/yr
Average Daily Rate: €605
+26.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has pool (+10%), Luxury finish (+8%)
Payback Period: 24.8 years
5-yr Capital Value: €1.3M
10-yr Capital Value: €1.5M
Brixfox Score: 66.9 / 100
Comparable Properties: 5
Data Confidence: 69%
Search Radius: 3 km

True Investment Cost

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

€1.3M

+14.5% over asking

Asking price€1.1M
IMT — Property transfer tax (investment schedule)€86,250
IS — Stamp duty (0.8%)€9,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€17,250
Total acquisition costs€113,950
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€53,300
All-in investment (incl. renovation & furnishing)€1.3M

Gross yield (asking price)

8.0%

True gross yield (all-in)

7.0%

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
Building: 304 m²
Style: portuguese-traditional
Condition: excellent
Private Pool
pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

private swimming poolspacious outdoor patiowell-maintained garden/hedges

Score Breakdown

ROI
15.09
Visual Appeal
13.2
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
4.18
Payback Speed
3
STR Suitability
4

Description

? Exclusivity Sophistication: Premium Villa in Vale de Éguas, Almancil! We present a unique opportunity to live with maximum privacy and comfort in one of Almancil´s best-kept secrets. This exclusive detached villa, part of a private condominium of only three residences, combines the contemporary design of a 2017 buil

Location

📍 37.0989°N, 8.0422°W

· Loulé/Vilamoura, Algarve, Portugal

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

Detached house in Caminho do Lavaginho, 3, Vale Formoso - Vale d'Éguas, Almancil

Loulé/Vilamoura · Golden Triangle · Ref BF-68893 Source verified · Idealista.pt · listed 3 Jun 2026
Asking price · Freehold
$1,250,000
Ownership
Freehold
Bedrooms
3
Built area
304 m²
True net yield
4.0%
≈ $7,892/mo net after costs & tax
5-yr total return (net + appreciation)
11.1% / yr avg
Payback in ~25 yrs from rent
Brixfox Score 67 · 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

Condition: excellent
View: pool

Description

? Exclusivity Sophistication: Premium Villa in Vale de Éguas, Almancil! We present a unique opportunity to live with maximum privacy and comfort in one of Almancil´s best-kept secrets. This exclusive detached villa, part of a private condominium of only three residences, combines the contemporary design of a 2017 buil

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)
$851/night
50% ($391)Brixfox estimate($851/night)200% ($1566)
Occupancy
42%
10%Brixfox estimate(42%)100%

Short-Term Rental

Indicative
Yearly income
$62,514
Likely range $37,509 – $87,520
Airbnb data$851/night · 42% occupancy
Rental income
$851/night · 42% occ.
$120,220
Running costs (20%)
Utilities, cleaning, maintenance
-$24,044
Income tax (10%)
Indonesian rental income tax
-$33,661
Property tax
Annual property tax
-$0
Net income
5.0% ROI
$62,514

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

4.0%

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

Scenario
Pre-tax
After-tax
Owner-managed
6.8%
6.0%
Fully-managed
4.8%
4.0%
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

8.6%

Annual Revenue

$120,220

Income Tax / yr

$10,520

Payback

25 yrs

True All-In Cost
Asking price$1,250,000
IMT — transfer tax (non-resident 7.5%)$93,750
Stamp duty (0.8%)$10,000
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$1,396,467

Growth & Exit Strategy

How your investment grows over time

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

$7.4M$5.6M$3.7M$1.9M$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
+$305K
Total Position
$1.7M
+48%
8.2%/yr
Year 10
Capital Value
$1.7M
+48%
Rental Income
+$659K
Total Position
$2.4M
+105%
7.5%/yr
Year 20
Capital Value
$2.5M
+119%
Rental Income
+$1.5M
Total Position
$4.1M
+253%
6.5%/yr
Year 30
Capital Value
$3.7M
+224%
Rental Income
+$2.7M
Total Position
$6.5M
+462%
5.9%/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

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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
5.0% annual return
Occupancy
Weak
42% average occupancy
Nightly Rate
Strong
$783 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $783 — 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
Occupancy at 42% — 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

30% occ.
5.2%
$5,435/mo
40% occ.
7.0%
$7,246/mo
42% occ.
7.3%
$7,574/mo
current
52% occ.
9.0%
$9,386/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.