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Detached house in Vale Formoso - Vale d'Éguas, Almancil
Detached house in Vale Formoso - Vale d'Éguas, Almancil — image 2Detached house in Vale Formoso - Vale d'Éguas, Almancil — image 3Detached house in Vale Formoso - Vale d'Éguas, Almancil — image 4Detached house in Vale Formoso - Vale d'Éguas, Almancil — image 5
Grade A+villamid-range

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

Loulé/Vilamoura · Golden Triangle ·

€1.5M

Asking Price (EUR)

13.8%

True Net Yield (Owner, all-in)

10.2%

True Net Yield (Managed, all-in)

16.0%

True Gross Yield

66%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.8 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: €270,700/yr
Average Daily Rate: €1121
+19.0% vs area baselineImage quality 6/10 (-3%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%)
Payback Period: 9.3 years
5-yr Capital Value: €1.7M
10-yr Capital Value: €2.0M
Brixfox Score: 86 / 100
Comparable Properties: 11
Data Confidence: 67%
Search Radius: 6 km

True Investment Cost

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

€1.7M

+12.9% over asking

Asking price€1.5M
IMT — Property transfer tax (investment schedule)€112,500
IS — Stamp duty (0.8%)€12,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€22,500
Total acquisition costs€148,250
Renovation€0 — move-in ready
Furnishing & STR launch (5bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€45,400
All-in investment (incl. renovation & furnishing)€1.7M

Gross yield (asking price)

18.1%

True gross yield (all-in)

16.0%

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: 5
Bathrooms: 7
Building: 658 m²
Land: 2175 m²
Style: contemporary
Condition: new-build
Year Built: 2025
Energy Certificate: A+
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

multi-level terracesintegrated pool structure

Score Breakdown

ROI
25
Visual Appeal
12
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
6.62
Payback Speed
5
STR Suitability
4

Description

Nestled within the peaceful residential enclave of Vale de Éguas, on the edge of Almancil, this 4+1 bedroom villa is is being offered in its current phase. Positioned just minutes from Quinta do Lago and Vale do Lobo, yet enjoying a quieter, more residential setting, it presents a rare opportunity to step into a projec

Location

📍 37.1064°N, 8.0416°W

· Loulé/Vilamoura, Algarve, Portugal

View this property on Mapro Real Estate | Knight Frank →Listed via Idealista.pt
5-bedroom freehold villa in Loulé/Vilamoura — photo 1 of 5
Mapro Real Estate | Knight Frank
5-bedroom freehold villa in Loulé/Vilamoura — photo 2 of 5
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5-bedroom freehold villa in Loulé/Vilamoura — photo 5 of 5

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

Loulé/Vilamoura · Golden Triangle · Ref BF-8269 Source verified · Mapro Real Estate | Knight Frank · listed 2 Jun 2026
Asking price · Freehold
$1,630,435
View original listing
Ownership
Freehold
Bedrooms
5
Bathrooms
7
Built area
658 m²
Land
2175 m²
True net yield
10.7%
≈ $25,344/mo net after costs & tax
5-yr total return (net + appreciation)
17.4% / yr avg
Payback in ~9 yrs from rent
Brixfox Score 86 · 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

Year built: 2025
Energy: A+
Condition: new-build

Description

Nestled within the peaceful residential enclave of Vale de Éguas, on the edge of Almancil, this 4+1 bedroom villa is is being offered in its current phase. Positioned just minutes from Quinta do Lago and Vale do Lobo, yet enjoying a quieter, more residential setting, it presents a rare opportunity to step into a projec

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)
$1,580/night
50% ($727)Brixfox estimate($1,580/night)200% ($2907)
Occupancy
66%
10%Brixfox estimate(66%)100%

Short-Term Rental

Indicative
Yearly income
$183,727
Likely range $110,236 – $257,217
Airbnb data$1,580/night · 66% occupancy
Rental income
$1,580/night · 66% occ.
$353,321
Running costs (20%)
Utilities, cleaning, maintenance
-$70,664
Income tax (10%)
Indonesian rental income tax
-$98,930
Property tax
Annual property tax
-$0
Net income
11.3% ROI
$183,727

Investment Returns

After-tax net yield · all-in cost basis

Exact location

Net Yield · Fully-Managed · After Tax

10.7%

on all-in cost of $1,808,478

Scenario
Pre-tax
After-tax
Owner-managed
16.8%
15.1%
Fully-managed
12.4%
10.7%
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

19.5%

Annual Revenue

$353,321

Income Tax / yr

$30,915

Payback

9 yrs

True All-In Cost
Asking price$1,630,435
IMT — transfer tax (non-resident 7.5%)$122,283
Stamp duty (0.8%)$13,043
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$1,808,478

Growth & Exit Strategy

How your investment grows over time

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

$14.8M$11.1M$7.4M$3.7M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.5M
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.
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
$1.8M
+22%
Rental Income
+$897K
Total Position
$2.7M
+81%
12.7%/yr
Year 10
Capital Value
$2.2M
+48%
Rental Income
+$1.9M
Total Position
$4.2M
+177%
10.7%/yr
Year 20
Capital Value
$3.3M
+119%
Rental Income
+$4.5M
Total Position
$7.8M
+422%
8.6%/yr
Year 30
Capital Value
$4.9M
+224%
Rental Income
+$8.0M
Total Position
$12.9M
+760%
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
Good
66% average occupancy
Nightly Rate
Strong
$1453 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
2175 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 $1453 — positioned in the top tier
Generous 2175 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
STR zoning not confirmed — verify before purchasing for short-term rental use

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

46% occ.
11.4%
$15,531/mo
56% occ.
13.9%
$18,895/mo
66% occ.
16.4%
$22,258/mo
current
76% occ.
18.9%
$25,622/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.