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

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

Loulé/Vilamoura · Golden Triangle ·

€1.6M

Asking Price (EUR)

4.4%

True Net Yield (Owner, all-in)

3.1%

True Net Yield (Managed, all-in)

5.6%

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: €101,288/yr
Average Daily Rate: €549
+26.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has pool (+10%), Luxury finish (+8%)
Payback Period: 31.6 years
5-yr Capital Value: €1.8M
10-yr Capital Value: €2.1M
Brixfox Score: 64.7 / 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.

€1.8M

+13.8% over asking

Asking price€1.6M
IMT — Property transfer tax (investment schedule)€118,125
IS — Stamp duty (0.8%)€12,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€23,625
Total acquisition costs€155,600
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€62,150
All-in investment (incl. renovation & furnishing)€1.8M

Gross yield (asking price)

6.4%

True gross yield (all-in)

5.6%

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
Building: 410 m²
Style: portuguese-traditional
Condition: excellent
Private Pool
pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large private poolmultiple balconies/terracestraditional Portuguese architecture with modern toucheslush garden

Score Breakdown

ROI
12.06
Visual Appeal
14.2
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
5.06
Payback Speed
2
STR Suitability
4

Description

Price Recently Reduced From 1.600. 000 Euros To 1.575. 000 Euros. With a net area of 331.08sqm + 79.35sqm, a charming luxury property located in the exclusive urbanisation of Vale Formoso, Almancil. Situated just 8 km from the 'Ria Formosa Natural Park' and the stunning beaches of Vale do Lobo, Quinta do Lago, and Vila

Location

📍 37.0770°N, 8.0250°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 Vale Formoso - Vale d'Éguas, Almancil

Loulé/Vilamoura · Golden Triangle · Ref BF-69258 Source verified · Idealista.pt · listed 2 Jun 2026
Asking price · Freehold
$1,711,957
Ownership
Freehold
Bedrooms
4
Built area
410 m²
True net yield
3.2%
≈ $8,499/mo net after costs & tax
5-yr total return (net + appreciation)
10.1% / yr avg
Payback in ~32 yrs from rent
Brixfox Score 65 · 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

Price Recently Reduced From 1.600. 000 Euros To 1.575. 000 Euros. With a net area of 331.08sqm + 79.35sqm, a charming luxury property located in the exclusive urbanisation of Vale Formoso, Almancil. Situated just 8 km from the 'Ria Formosa Natural Park' and the stunning beaches of Vale do Lobo, Quinta do Lago, and Vila

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)
$771/night
50% ($355)Brixfox estimate($771/night)200% ($1419)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Indicative
Yearly income
$68,550
Likely range $41,129 – $95,970
Airbnb data$771/night · 51% occupancy
Rental income
$771/night · 51% occ.
$131,826
Running costs (20%)
Utilities, cleaning, maintenance
-$26,365
Income tax (10%)
Indonesian rental income tax
-$36,911
Property tax
Annual property tax
-$0
Net income
4.0% ROI
$68,550

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

3.2%

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

Scenario
Pre-tax
After-tax
Owner-managed
5.4%
4.8%
Fully-managed
3.8%
3.2%
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

7.0%

Annual Revenue

$131,826

Income Tax / yr

$11,535

Payback

32 yrs

True All-In Cost
Asking price$1,711,957
IMT — transfer tax (non-resident 7.5%)$128,397
Stamp duty (0.8%)$13,696
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$1,896,766

Growth & Exit Strategy

How your investment grows over time

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

$9.3M$7.0M$4.7M$2.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.6M
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 19: 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
$1.9M
+22%
Rental Income
+$335K
Total Position
$2.3M
+43%
7.4%/yr
Year 10
Capital Value
$2.3M
+48%
Rental Income
+$723K
Total Position
$3.1M
+94%
6.8%/yr
Year 20
Capital Value
$3.5M
+119%
Rental Income
+$1.7M
Total Position
$5.1M
+227%
6.1%/yr
Year 30
Capital Value
$5.1M
+224%
Rental Income
+$3.0M
Total Position
$8.1M
+415%
5.6%/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
Average
4.0% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Strong
$710 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 $710 — 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
Yield of 4.0% 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

31% occ.
3.5%
$5,021/mo
41% occ.
4.7%
$6,663/mo
51% occ.
5.8%
$8,305/mo
current
61% occ.
7.0%
$9,948/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.