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Detached house in Avenida Vilamoura XXI, Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Quarteira
Grade Avillamid-range

Detached house in Avenida Vilamoura XXI, Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Quarteira

Loulé/Vilamoura · Golden Triangle ·

€790,000

Asking Price (EUR)

13.3%

True Net Yield (Owner, all-in)

9.7%

True Net Yield (Managed, all-in)

15.7%

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: €143,244/yr
Average Daily Rate: €761
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has pool (+10%)
Payback Period: 9.8 years
5-yr Capital Value: €915,827
10-yr Capital Value: €1.1M
Brixfox Score: 78.4 / 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.

€910,455

+15.2% over asking

Asking price€790,000
IMT — Property transfer tax (investment schedule)€47,400
IS — Stamp duty (0.8%)€6,320
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,850
Total acquisition costs€66,820
Renovation (est. €55/m² × 247 m²)
Light touch-ups — paint, fixtures, deep clean.		€13,585
(€7,410–€19,760)
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)€910,455

Gross yield (asking price)

18.1%

True gross yield (all-in)

15.7%

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: 247 m²
Style: portuguese-traditional
Condition: good
Private Pool
pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

communal poolpalm trees

Score Breakdown

ROI
25
Visual Appeal
11.8
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
5.16
Payback Speed
5
STR Suitability
4

Description

Located in a quiet and sought-after residential area of Vilamoura, this elegant 4-bedroom semi-detached house, spread over two levels, offers high-quality features, combining modern comfort with a peaceful living environment. On the ground floor, the living areas are spacious and perfectly suited for family life or en

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 Avenida Vilamoura XXI, Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Quarteira

Loulé/Vilamoura · Golden Triangle · Ref BF-68904 Source verified · Idealista.pt · listed 1 Jun 2026
Asking price · Freehold
$858,696
Ownership
Freehold
Bedrooms
4
Built area
247 m²
True net yield
10.2%
≈ $13,153/mo net after costs & tax
5-yr total return (net + appreciation)
17.4% / yr avg
Payback in ~10 yrs from rent
Brixfox Score 78 · 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
View: pool

Description

Located in a quiet and sought-after residential area of Vilamoura, this elegant 4-bedroom semi-detached house, spread over two levels, offers high-quality features, combining modern comfort with a peaceful living environment. On the ground floor, the living areas are spacious and perfectly suited for family life or en

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)
$1,070/night
50% ($492)Brixfox estimate($1,070/night)200% ($1969)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Indicative
Yearly income
$97,002
Likely range $58,201 – $135,803
Airbnb data$1,070/night · 52% occupancy
Rental income
$1,070/night · 52% occ.
$186,542
Running costs (20%)
Utilities, cleaning, maintenance
-$37,308
Income tax (10%)
Indonesian rental income tax
-$52,232
Property tax
Annual property tax
-$0
Net income
11.3% ROI
$97,002

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

10.2%

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

Scenario
Pre-tax
After-tax
Owner-managed
16.3%
14.6%
Fully-managed
11.9%
10.2%
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

19.2%

Annual Revenue

$186,542

Income Tax / yr

$16,323

Payback

10 yrs

True All-In Cost
Asking price$858,696
IMT — transfer tax (non-resident 7.5%)$64,402
Stamp duty (0.8%)$6,870
Notary + registry$2,174
Legal$10,562
Furnishing + STR launch$27,174
All-in cost$969,877

Growth & Exit Strategy

How your investment grows over time

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

$7.8M$5.9M$3.9M$2.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $790K
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 8: 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
$961K
+22%
Rental Income
+$474K
Total Position
$1.4M
+82%
12.7%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$1.0M
Total Position
$2.2M
+178%
10.7%/yr
Year 20
Capital Value
$1.7M
+119%
Rental Income
+$2.4M
Total Position
$4.1M
+423%
8.6%/yr
Year 30
Capital Value
$2.6M
+224%
Rental Income
+$4.2M
Total Position
$6.8M
+762%
7.4%/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
11.3% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Strong
$984 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

High rental yield at 11.3% — outperforms most villas in this market
Premium nightly rate of $984 — 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.
10.1%
$7,196/mo
42% occ.
13.2%
$9,474/mo
52% occ.
16.4%
$11,752/mo
current
62% occ.
19.6%
$14,030/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.