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Detached house in Rua Paiva, Quinta do Lago - Pinheiros Altos, Almancil
Detached house in Rua Paiva, Quinta do Lago - Pinheiros Altos, Almancil — image 2Detached house in Rua Paiva, Quinta do Lago - Pinheiros Altos, Almancil — image 3Detached house in Rua Paiva, Quinta do Lago - Pinheiros Altos, Almancil — image 4Detached house in Rua Paiva, Quinta do Lago - Pinheiros Altos, Almancil — image 5
Grade Bvillaluxury

Detached house in Rua Paiva, Quinta do Lago - Pinheiros Altos, Almancil

Loulé/Vilamoura · Golden Triangle ·

€13.5M

Asking Price (EUR)

0.9%

True Net Yield (Owner, all-in)

0.6%

True Net Yield (Managed, all-in)

1.7%

True Gross Yield

67%

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: €246,794/yr
Average Daily Rate: €1003
+26.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Luxury finish (+8%)
Payback Period: 187.4 years
5-yr Capital Value: €15.7M
10-yr Capital Value: €18.1M
Brixfox Score: 62 / 100
Comparable Properties: 10
Data Confidence: 66%
Search Radius: 6 km

True Investment Cost

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

€14.9M

+10.4% over asking

Asking price€13.5M
IMT — Property transfer tax (investment schedule)€1.0M
IS — Stamp duty (0.8%)€108,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€202,500
Total acquisition costs€1.3M
Renovation€0 — move-in ready
Furnishing & STR launch (6bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€79,850
All-in investment (incl. renovation & furnishing)€14.9M

Gross yield (asking price)

1.8%

True gross yield (all-in)

1.7%

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: 6
Bathrooms: 10
Building: 919 m²
Land: 2090 m²
Style: contemporary
Condition: new-build
Energy Certificate: Not indicated
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large private pool areamultiple outdoor lounging zonesmodern architectural designintegrated outdoor kitchen/bar area

Score Breakdown

ROI
2.12
Visual Appeal
16.6
Ownership Security
13
Location
8.4
Land & Space
11.03
Rental Demand
6.85
Payback Speed
0
STR Suitability
4

Description

Quinta do Lago is a premier holiday destination with excellent golf courses, a state-of-the-art multi-sport facility, high-quality restaurants, and luxury accommodation. The resort features world-class hotels, apartments, and villas, emphasizing high-end residential options. Surrounded by the Ria Formosa Nature Reserve

Location

📍 37.0770°N, 8.0250°W

· Loulé/Vilamoura, Algarve, Portugal

View this property on Waratah Properties →Listed via Idealista.pt
6-bedroom freehold villa in Loulé/Vilamoura — photo 1 of 5
Waratah Properties
6-bedroom freehold villa in Loulé/Vilamoura — photo 2 of 5
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6-bedroom freehold villa in Loulé/Vilamoura — photo 4 of 5
6-bedroom freehold villa in Loulé/Vilamoura — photo 5 of 5

Detached house in Rua Paiva, Quinta do Lago - Pinheiros Altos, Almancil

Loulé/Vilamoura · Golden Triangle · Ref BF-8082 Source verified · Waratah Properties · listed 3 May 2026
Asking price · Freehold
$14,673,913
View original listing
Ownership
Freehold
Bedrooms
6
Bathrooms
10
Built area
919 m²
Land
2090 m²
True net yield
0.5%
≈ $15,574/mo net after costs & tax
5-yr total return (net + appreciation)
7.3% / yr avg
Payback in ~187 yrs from rent
Brixfox Score 62 · 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

Energy: Not indicated
Condition: new-build

Description

Quinta do Lago is a premier holiday destination with excellent golf courses, a state-of-the-art multi-sport facility, high-quality restaurants, and luxury accommodation. The resort features world-class hotels, apartments, and villas, emphasizing high-end residential options. Surrounded by the Ria Formosa Nature Reserve

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)
$1,410/night
50% ($648)Brixfox estimate($1,410/night)200% ($2594)
Occupancy
68%
10%Brixfox estimate(68%)100%

Short-Term Rental

Indicative
Yearly income
$169,647
Likely range $101,788 – $237,507
Airbnb data$1,410/night · 68% occupancy
Rental income
$1,410/night · 68% occ.
$326,245
Running costs (20%)
Utilities, cleaning, maintenance
-$65,249
Income tax (10%)
Indonesian rental income tax
-$91,348
Property tax
Annual property tax
-$0
Net income
1.2% ROI
$169,647

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

0.5%

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

Scenario
Pre-tax
After-tax
Owner-managed
1.2%
1.0%
Fully-managed
0.7%
0.5%
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

2.0%

Annual Revenue

$326,245

Income Tax / yr

$28,547

Payback

—

True All-In Cost
Asking price$14,673,913
IMT — transfer tax (non-resident 7.5%)$1,100,543
Stamp duty (0.8%)$117,391
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$15,934,565

Growth & Exit Strategy

How your investment grows over time

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

$58.9M$44.2M$29.4M$14.7M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $13.5M
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.
2x return
Year 15: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$16.4M
+22%
Rental Income
+$829K
Total Position
$17.3M
+28%
5.0%/yr
Year 10
Capital Value
$20.0M
+48%
Rental Income
+$1.8M
Total Position
$21.8M
+61%
4.9%/yr
Year 20
Capital Value
$29.6M
+119%
Rental Income
+$4.2M
Total Position
$33.8M
+150%
4.7%/yr
Year 30
Capital Value
$43.8M
+224%
Rental Income
+$7.4M
Total Position
$51.2M
+279%
4.5%/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
Weak
1.2% annual return
Occupancy
Good
68% average occupancy
Nightly Rate
Strong
$1297 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
2090 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1297 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 2090 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.2% is below the market average — model your cashflow carefully

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

48% occ.
1.2%
$14,549/mo
58% occ.
1.4%
$17,550/mo
68% occ.
1.7%
$20,552/mo
current
78% occ.
1.9%
$23,554/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.