Launch offer — 3 months free free, no card

Detached house in Avenida do Atlântico, Vilamoura, Nn, Vila Sol - Morgadinho, Vilamoura, Quarteira
Grade Avillaluxury

Detached house in Avenida do Atlântico, Vilamoura, Nn, Vila Sol - Morgadinho, Vilamoura, Quarteira

Loulé/Vilamoura · Golden Triangle ·

€1M

Asking Price (EUR)

11.7%

True Net Yield (Owner, all-in)

8.6%

True Net Yield (Managed, all-in)

13.9%

True Gross Yield

53%

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: €159,050/yr
Average Daily Rate: €820
+24.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), No pool (-12%), Has view (+10%), Luxury finish (+8%)
Payback Period: 11.1 years
5-yr Capital Value: €1.2M
10-yr Capital Value: €1.3M
Brixfox Score: 83.3 / 100
Comparable Properties: 13
Data Confidence: 73%
Search Radius: 3 km

True Investment Cost

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

€1.1M

+14.4% over asking

Asking price€1M
IMT — Property transfer tax (investment schedule)€60,000
IS — Stamp duty (0.8%)€8,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€15,000
Total acquisition costs€84,250
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€59,650
All-in investment (incl. renovation & furnishing)€1.1M

Gross yield (asking price)

15.9%

True gross yield (all-in)

13.9%

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: 4
Building: 240 m²
Style: contemporary
Condition: new-build
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

exposed wooden beam ceilingfull-height glass wallsintegrated rattan cabinetryseamless indoor-outdoor living

Score Breakdown

ROI
25
Visual Appeal
16.6
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
5.31
Payback Speed
5
STR Suitability
4

Description

Arcaya is a project that will be born in Vilamoura, focused on sustainability and with a new concept of creating an Algarve 3.0: a destination to live in and not just for holidays. This project, conceived by the architecture studio Batlleiroig with a strong focus on sustainability, brings a new experience of luxury res

Location

📍 37.0680°N, 8.1000°W

· Loulé/Vilamoura, Algarve, Portugal

Listed via Idealista.pt
4-bedroom freehold villa in Loulé/Vilamoura — photo 1 of 1
Idealista.pt

Detached house in Avenida do Atlântico, Vilamoura, Nn, Vila Sol - Morgadinho, Vilamoura, Quarteira

Loulé/Vilamoura · Golden Triangle · Ref BF-8688 Source verified · Idealista.pt · listed 16 Apr 2026
Asking price · Freehold
$1,086,957
Ownership
Freehold
Bedrooms
4
Built area
240 m²
True net yield
9.0%
≈ $14,583/mo net after costs & tax
5-yr total return (net + appreciation)
16.1% / yr avg
Payback in ~11 yrs from rent
Brixfox Score 83 · 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

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Property details

Condition: new-build

Description

Arcaya is a project that will be born in Vilamoura, focused on sustainability and with a new concept of creating an Algarve 3.0: a destination to live in and not just for holidays. This project, conceived by the architecture studio Batlleiroig with a strong focus on sustainability, brings a new experience of luxury res

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)
$1,154/night
50% ($531)Brixfox estimate($1,154/night)200% ($2123)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Indicative
Yearly income
$107,732
Likely range $64,639 – $150,824
Airbnb data$1,154/night · 53% occupancy
Rental income
$1,154/night · 53% occ.
$207,176
Running costs (20%)
Utilities, cleaning, maintenance
-$41,435
Income tax (10%)
Indonesian rental income tax
-$58,009
Property tax
Annual property tax
-$0
Net income
9.9% ROI
$107,732

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

9.0%

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

Scenario
Pre-tax
After-tax
Owner-managed
14.3%
12.9%
Fully-managed
10.5%
9.0%
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

17.0%

Annual Revenue

$207,176

Income Tax / yr

$18,128

Payback

11 yrs

True All-In Cost
Asking price$1,086,957
IMT — transfer tax (non-resident 7.5%)$81,522
Stamp duty (0.8%)$8,696
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$1,219,891

Growth & Exit Strategy

How your investment grows over time

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

$9.2M$6.9M$4.6M$2.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.0M
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 9: 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
$1.2M
+22%
Rental Income
+$526K
Total Position
$1.7M
+74%
11.8%/yr
Year 10
Capital Value
$1.5M
+48%
Rental Income
+$1.1M
Total Position
$2.6M
+162%
10.1%/yr
Year 20
Capital Value
$2.2M
+119%
Rental Income
+$2.7M
Total Position
$4.9M
+385%
8.2%/yr
Year 30
Capital Value
$3.2M
+224%
Rental Income
+$4.7M
Total Position
$8.0M
+696%
7.2%/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

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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
9.9% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$1061 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

High rental yield at 9.9% — outperforms most villas in this market
Premium nightly rate of $1061 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 53% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

33% occ.
9.0%
$8,140/mo
43% occ.
11.7%
$10,596/mo
53% occ.
14.4%
$13,053/mo
current
63% occ.
17.1%
$15,509/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.