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House in Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Quarteira
House in Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Quarteira — image 2House in Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Quarteira — image 3House in Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Quarteira — image 4House in Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Quarteira — image 5
Grade Bvillaluxury

House in Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Quarteira

Loulé/Vilamoura · Golden Triangle ·

€12.5M

Asking Price (EUR)

0.5%

True Net Yield (Owner, all-in)

0.2%

True Net Yield (Managed, all-in)

1.2%

True Gross Yield

55%

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: €162,842/yr
Average Daily Rate: €807
+14.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), No pool (-12%), Luxury finish (+8%)
Payback Period: 616.1 years
5-yr Capital Value: €14.5M
10-yr Capital Value: €16.8M
Brixfox Score: 58.6 / 100
Comparable Properties: 5
Data Confidence: 69%
Search Radius: 2 km

True Investment Cost

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

€13.8M

+10.4% over asking

Asking price€12.5M
IMT — Property transfer tax (investment schedule)€937,500
IS — Stamp duty (0.8%)€100,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€187,500
Total acquisition costs€1.2M
Renovation€0 — move-in ready
Furnishing & STR launch (5bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€68,500
All-in investment (incl. renovation & furnishing)€13.8M

Gross yield (asking price)

1.3%

True gross yield (all-in)

1.2%

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: 1168 m²
Land: 6859 m²
Style: contemporary
Condition: excellent
Year Built: 2020
Energy Certificate: A

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

modern architecturelandscaped gardenslarge drivewaysolar panels

Score Breakdown

ROI
0.64
Visual Appeal
15
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
5.53
Payback Speed
0
STR Suitability
4

Description

At the heart of the Golden Triangle, within the exclusive Pinhal Velho, this exceptional villa presents a rare opportunity to experience refined contemporary living in one of the Algarve’s most prestigious addresses. Set amidst beautifully landscaped grounds and surrounded by high-end residences, the property combines

Location

📍 37.0680°N, 8.1000°W

· Loulé/Vilamoura, Algarve, Portugal

View this property on Exclusive Algarve Villas →Listed via Idealista.pt
5-bedroom freehold villa in Loulé/Vilamoura — photo 1 of 5
Exclusive Algarve Villas
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5-bedroom freehold villa in Loulé/Vilamoura — photo 5 of 5

House in Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Quarteira

Loulé/Vilamoura · Golden Triangle · Ref BF-8487 Source verified · Exclusive Algarve Villas · listed 3 May 2026
Asking price · Freehold
$13,586,957
View original listing
Ownership
Freehold
Bedrooms
5
Bathrooms
7
Built area
1168 m²
Land
6859 m²
True net yield
0.2%
≈ $7,557/mo net after costs & tax
5-yr total return (net + appreciation)
7.0% / yr avg
Payback in ~616 yrs from rent
Brixfox Score 59 · 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

Year built: 2020
Energy: A
Condition: excellent

Description

At the heart of the Golden Triangle, within the exclusive Pinhal Velho, this exceptional villa presents a rare opportunity to experience refined contemporary living in one of the Algarve’s most prestigious addresses. Set amidst beautifully landscaped grounds and surrounded by high-end residences, the property combines

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)
$1,134/night
50% ($522)Brixfox estimate($1,134/night)200% ($2087)
Occupancy
55%
10%Brixfox estimate(55%)100%

Short-Term Rental

Indicative
Yearly income
$110,263
Likely range $66,158 – $154,368
Airbnb data$1,134/night · 55% occupancy
Rental income
$1,134/night · 55% occ.
$212,045
Running costs (20%)
Utilities, cleaning, maintenance
-$42,409
Income tax (10%)
Indonesian rental income tax
-$59,372
Property tax
Annual property tax
-$0
Net income
0.8% ROI
$110,263

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

0.2%

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

Scenario
Pre-tax
After-tax
Owner-managed
0.6%
0.5%
Fully-managed
0.3%
0.2%
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

1.4%

Annual Revenue

$212,045

Income Tax / yr

$18,554

Payback

—

True All-In Cost
Asking price$13,586,957
IMT — transfer tax (non-resident 7.5%)$1,019,022
Stamp duty (0.8%)$108,696
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$14,757,391

Growth & Exit Strategy

How your investment grows over time

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

$52.2M$39.1M$26.1M$13.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $12.5M
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 16: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$15.2M
+22%
Rental Income
+$539K
Total Position
$15.7M
+26%
4.7%/yr
Year 10
Capital Value
$18.5M
+48%
Rental Income
+$1.2M
Total Position
$19.7M
+57%
4.6%/yr
Year 20
Capital Value
$27.4M
+119%
Rental Income
+$2.7M
Total Position
$30.1M
+141%
4.5%/yr
Year 30
Capital Value
$40.5M
+224%
Rental Income
+$4.8M
Total Position
$45.4M
+263%
4.4%/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
Weak
0.8% annual return
Occupancy
Average
55% average occupancy
Nightly Rate
Strong
$1044 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
6859 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1044 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 6859 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 0.8% is below 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

35% occ.
0.8%
$8,528/mo
45% occ.
1.0%
$10,943/mo
55% occ.
1.2%
$13,359/mo
current
65% occ.
1.4%
$15,774/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.