Launch offer — 3 months free free, no card

Detached house, Vilamoura, Nn, Canais do Golfe - Sector 5, Vilamoura, Quarteira
Grade Bvillaluxury

Detached house, Vilamoura, Nn, Canais do Golfe - Sector 5, Vilamoura, Quarteira

Loulé/Vilamoura · Golden Triangle ·

€12.5M

Asking Price (EUR)

1.5%

True Net Yield (Owner, all-in)

1.0%

True Net Yield (Managed, all-in)

2.3%

True Gross Yield

46%

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: €317,587/yr
Average Daily Rate: €1883
+26.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Luxury finish (+8%)
Payback Period: 101.5 years
5-yr Capital Value: €14.5M
10-yr Capital Value: €16.8M
Brixfox Score: 55.5 / 100
Comparable Properties: 9
Data Confidence: 66%
Search Radius: 10 km

True Investment Cost

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

€13.8M

+10.6% 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 (8bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€97,550
All-in investment (incl. renovation & furnishing)€13.8M

Gross yield (asking price)

2.5%

True gross yield (all-in)

2.3%

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: 8
Building: 1168 m²
Style: modern
Condition: excellent
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity poolmodern architectural designoutdoor lounge area with pergolaextensive glass facades

Score Breakdown

ROI
3.92
Visual Appeal
15.6
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
4.62
Payback Speed
0
STR Suitability
4

Description

Located in one of Vilamoura's most prestigious areas, this property stands out for its contemporary design and high-quality finishes. Set on a spacious plot of land, this modern architecture property, facing south, offers 8 large ensuite bedrooms. As we enter the property, we are greeted by a vast garden that leads to

Location

📍 37.0680°N, 8.1000°W

· Loulé/Vilamoura, Algarve, Portugal

Visit Engel & Volkers Vilamoura →Listed via Idealista.pt
8-bedroom freehold villa in Loulé/Vilamoura — photo 1 of 1
Engel & Volkers Vilamoura

Detached house, Vilamoura, Nn, Canais do Golfe - Sector 5, Vilamoura, Quarteira

Loulé/Vilamoura · Golden Triangle · Ref BF-8650 Source verified · Engel & Volkers Vilamoura · listed 16 Apr 2026
Asking price · Freehold
$13,586,957
View original listing
Ownership
Freehold
Bedrooms
8
Built area
1168 m²
True net yield
1.0%
≈ $22,837/mo net after costs & tax
5-yr total return (net + appreciation)
7.7% / yr avg
Payback in ~102 yrs from rent
Brixfox Score 56 · 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

Loading Map...

Airbnb Comp Analysis

Finding Airbnb comps...

Property details

Condition: excellent

Description

Located in one of Vilamoura's most prestigious areas, this property stands out for its contemporary design and high-quality finishes. Set on a spacious plot of land, this modern architecture property, facing south, offers 8 large ensuite bedrooms. As we enter the property, we are greeted by a vast garden that leads to

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)
$2,649/night
50% ($1218)Brixfox estimate($2,649/night)200% ($4874)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Indicative
Yearly income
$215,044
Likely range $129,026 – $301,061
Airbnb data$2,649/night · 46% occupancy
Rental income
$2,649/night · 46% occ.
$413,546
Running costs (20%)
Utilities, cleaning, maintenance
-$82,709
Income tax (10%)
Indonesian rental income tax
-$115,793
Property tax
Annual property tax
-$0
Net income
1.6% ROI
$215,044

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

1.0%

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

Scenario
Pre-tax
After-tax
Owner-managed
1.9%
1.6%
Fully-managed
1.2%
1.0%
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

2.8%

Annual Revenue

$413,546

Income Tax / yr

$36,185

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.

$57.4M$43.1M$28.7M$14.4M$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 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$15.2M
+22%
Rental Income
+$1.1M
Total Position
$16.3M
+30%
5.4%/yr
Year 10
Capital Value
$18.5M
+48%
Rental Income
+$2.3M
Total Position
$20.8M
+66%
5.2%/yr
Year 20
Capital Value
$27.4M
+119%
Rental Income
+$5.3M
Total Position
$32.7M
+162%
4.9%/yr
Year 30
Capital Value
$40.5M
+224%
Rental Income
+$9.4M
Total Position
$50.0M
+300%
4.7%/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.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
1.6% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$2437 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $2437 — positioned in the top tier
Stunning visuals with 9/10 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 1.6% 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

30% occ.
1.5%
$16,919/mo
40% occ.
2.0%
$22,559/mo
46% occ.
2.3%
$26,056/mo
current
56% occ.
2.8%
$31,696/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.