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Detached house in Rua Pimenta do Reino, Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Vilamoura, Quarteira
Detached house in Rua Pimenta do Reino, Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Vilamoura, Quarteira — image 2Detached house in Rua Pimenta do Reino, Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Vilamoura, Quarteira — image 3Detached house in Rua Pimenta do Reino, Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Vilamoura, Quarteira — image 4Detached house in Rua Pimenta do Reino, Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Vilamoura, Quarteira — image 5
Grade B+villaluxury

Detached house in Rua Pimenta do Reino, Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Vilamoura, Quarteira

Loulé/Vilamoura · Golden Triangle ·

€4.4M

Asking Price (EUR)

5.1%

True Net Yield (Owner, all-in)

3.7%

True Net Yield (Managed, all-in)

6.2%

True Gross Yield

64%

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: €306,101/yr
Average Daily Rate: €1317
+33.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 26.3 years
5-yr Capital Value: €5.1M
10-yr Capital Value: €5.9M
Brixfox Score: 74.3 / 100
Comparable Properties: 10
Data Confidence: 66%
Search Radius: 4 km

True Investment Cost

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

€4.9M

+11.4% over asking

Asking price€4.4M
IMT — Property transfer tax (investment schedule)€330,000
IS — Stamp duty (0.8%)€35,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€66,000
Total acquisition costs€432,450
Renovation€0 — move-in ready
Furnishing & STR launch (5bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€71,000
All-in investment (incl. renovation & furnishing)€4.9M

Gross yield (asking price)

7.0%

True gross yield (all-in)

6.2%

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: 5
Building: 559 m²
Land: 4100 m²
Style: contemporary
Condition: excellent
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large private garden with pondexpansive outdoor living spacemultiple roof terraces

Score Breakdown

ROI
14.34
Visual Appeal
14.2
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
6.37
Payback Speed
2
STR Suitability
4

Description

Villa for sale in Vilamoura, Algarve. Located in one of the most exclusive areas of Vilamoura, the prestigious Pinhal Velho, it is set on a plot of 4,100 m², offering privileged views of the golf courses. Surrounded by a large lawn, where there is a lake, a south-facing swimming pool with jacuzzi overlooking the golf c

Location

📍 37.1137°N, 8.1316°W

· Loulé/Vilamoura, Algarve, Portugal

Visit Private International Real Estate →Listed via Idealista.pt
5-bedroom freehold villa in Loulé/Vilamoura — photo 1 of 5
Private International Real Estate
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5-bedroom freehold villa in Loulé/Vilamoura — photo 5 of 5

Detached house in Rua Pimenta do Reino, Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Vilamoura, Quarteira

Loulé/Vilamoura · Golden Triangle · Ref BF-8649 Source verified · Private International Real Estate · listed 2 Jun 2026
Asking price · Freehold
$4,782,609
View original listing
Ownership
Freehold
Bedrooms
5
Bathrooms
5
Built area
559 m²
Land
4100 m²
True net yield
3.8%
≈ $26,908/mo net after costs & tax
5-yr total return (net + appreciation)
10.5% / yr avg
Payback in ~26 yrs from rent
Brixfox Score 74 · 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: C
Condition: excellent

Description

Villa for sale in Vilamoura, Algarve. Located in one of the most exclusive areas of Vilamoura, the prestigious Pinhal Velho, it is set on a plot of 4,100 m², offering privileged views of the golf courses. Surrounded by a large lawn, where there is a lake, a south-facing swimming pool with jacuzzi overlooking the golf c

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)
$1,852/night
50% ($852)Brixfox estimate($1,852/night)200% ($3407)
Occupancy
64%
10%Brixfox estimate(64%)100%

Short-Term Rental

Indicative
Yearly income
$207,239
Likely range $124,343 – $290,135
Airbnb data$1,852/night · 64% occupancy
Rental income
$1,852/night · 64% occ.
$398,537
Running costs (20%)
Utilities, cleaning, maintenance
-$79,707
Income tax (10%)
Indonesian rental income tax
-$111,590
Property tax
Annual property tax
-$0
Net income
4.3% ROI
$207,239

Investment Returns

After-tax net yield · all-in cost basis

Approx. location

Net Yield · Fully-Managed · After Tax

3.8%

on all-in cost of $5,222,283

Scenario
Pre-tax
After-tax
Owner-managed
6.2%
5.5%
Fully-managed
4.5%
3.8%
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

7.6%

Annual Revenue

$398,537

Income Tax / yr

$34,872

Payback

26 yrs

True All-In Cost
Asking price$4,782,609
IMT — transfer tax (non-resident 7.5%)$358,696
Stamp duty (0.8%)$38,261
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$5,222,283

Growth & Exit Strategy

How your investment grows over time

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

$26.8M$20.1M$13.4M$6.7M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $4.4M
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 18: 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
$5.4M
+22%
Rental Income
+$1.0M
Total Position
$6.4M
+45%
7.7%/yr
Year 10
Capital Value
$6.5M
+48%
Rental Income
+$2.2M
Total Position
$8.7M
+98%
7.1%/yr
Year 20
Capital Value
$9.6M
+119%
Rental Income
+$5.1M
Total Position
$14.8M
+236%
6.2%/yr
Year 30
Capital Value
$14.3M
+224%
Rental Income
+$9.1M
Total Position
$23.3M
+430%
5.7%/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
Average
4.3% annual return
Occupancy
Good
64% average occupancy
Nightly Rate
Strong
$1704 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
4100 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1704 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 4100 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.3% is near 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

44% occ.
4.3%
$17,222/mo
54% occ.
5.3%
$21,165/mo
64% occ.
6.3%
$25,107/mo
current
74% occ.
7.3%
$29,050/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.