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Detached house in Avenida do Atlântico, Vilamoura, Nn, Vila Sol - Morgadinho, Vilamoura, Quarteira
Detached house in Avenida do Atlântico, Vilamoura, Nn, Vila Sol - Morgadinho, Vilamoura, Quarteira — image 2Detached house in Avenida do Atlântico, Vilamoura, Nn, Vila Sol - Morgadinho, Vilamoura, Quarteira — image 3Detached house in Avenida do Atlântico, Vilamoura, Nn, Vila Sol - Morgadinho, Vilamoura, Quarteira — image 4Detached house in Avenida do Atlântico, Vilamoura, Nn, Vila Sol - Morgadinho, Vilamoura, Quarteira — image 5
Grade Avillaluxury

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

Loulé/Vilamoura · Golden Triangle ·

€2.1M

Asking Price (EUR)

5.8%

True Net Yield (Owner, all-in)

4.2%

True Net Yield (Managed, all-in)

7.1%

True Gross Yield

58%

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: €168,495/yr
Average Daily Rate: €799
+24.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), No pool (-12%), Has view (+10%), Luxury finish (+8%)
Payback Period: 23.1 years
5-yr Capital Value: €2.4M
10-yr Capital Value: €2.8M
Brixfox Score: 78.7 / 100
Comparable Properties: 8
Data Confidence: 73%
Search Radius: 2 km

True Investment Cost

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

€2.4M

+12.7% over asking

Asking price€2.1M
IMT — Property transfer tax (investment schedule)€157,500
IS — Stamp duty (0.8%)€16,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€31,500
Total acquisition costs€207,050
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)€2.4M

Gross yield (asking price)

8.0%

True gross yield (all-in)

7.1%

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
Bathrooms: 4
Building: 240 m²
Land: 1552 m²
Style: contemporary
Condition: new-build
Energy Certificate: A+
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
15.96
Visual Appeal
16.6
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
5.78
Payback Speed
3
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

📍 37.0790°N, 8.0915°W

· Loulé/Vilamoura, Algarve, Portugal

Visit Sotheby's Realty Vilamoura →Listed via Idealista.pt
4-bedroom freehold villa in Loulé/Vilamoura — photo 1 of 5
Sotheby's Realty Vilamoura
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4-bedroom freehold villa in Loulé/Vilamoura — photo 5 of 5

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

Loulé/Vilamoura · Golden Triangle · Ref BF-8690 Source verified · Sotheby's Realty Vilamoura · listed 2 Jun 2026
Asking price · Freehold
$2,282,609
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
4
Built area
240 m²
Land
1552 m²
True net yield
4.3%
≈ $14,807/mo net after costs & tax
5-yr total return (net + appreciation)
11.1% / yr avg
Payback in ~23 yrs from rent
Brixfox Score 79 · 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

Energy: A+
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)
$1,123/night
50% ($517)Brixfox estimate($1,123/night)200% ($2067)
Occupancy
58%
10%Brixfox estimate(58%)100%

Short-Term Rental

Indicative
Yearly income
$114,116
Likely range $68,470 – $159,762
Airbnb data$1,123/night · 58% occupancy
Rental income
$1,123/night · 58% occ.
$219,453
Running costs (20%)
Utilities, cleaning, maintenance
-$43,891
Income tax (10%)
Indonesian rental income tax
-$61,447
Property tax
Annual property tax
-$0
Net income
5.0% ROI
$114,116

Investment Returns

After-tax net yield · all-in cost basis

Approx. location

Net Yield · Fully-Managed · After Tax

4.3%

on all-in cost of $2,514,783

Scenario
Pre-tax
After-tax
Owner-managed
7.1%
6.3%
Fully-managed
5.1%
4.3%
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

8.7%

Annual Revenue

$219,453

Income Tax / yr

$19,202

Payback

23 yrs

True All-In Cost
Asking price$2,282,609
IMT — transfer tax (non-resident 7.5%)$171,196
Stamp duty (0.8%)$18,261
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$2,514,783

Growth & Exit Strategy

How your investment grows over time

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

$13.6M$10.2M$6.8M$3.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $2.1M
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 16: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.6M
+22%
Rental Income
+$557K
Total Position
$3.1M
+48%
8.2%/yr
Year 10
Capital Value
$3.1M
+48%
Rental Income
+$1.2M
Total Position
$4.3M
+105%
7.5%/yr
Year 20
Capital Value
$4.6M
+119%
Rental Income
+$2.8M
Total Position
$7.4M
+253%
6.5%/yr
Year 30
Capital Value
$6.8M
+224%
Rental Income
+$5.0M
Total Position
$11.8M
+462%
5.9%/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
5.0% annual return
Occupancy
Average
58% average occupancy
Nightly Rate
Strong
$1033 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
1552 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1033 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 1552 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 5.0% is near 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

38% occ.
4.8%
$9,041/mo
48% occ.
6.0%
$11,433/mo
58% occ.
7.3%
$13,825/mo
current
68% occ.
8.5%
$16,217/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.