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Detached house in Estrada Vale Formoso, 224, Centro, Almancil
Detached house in Estrada Vale Formoso, 224, Centro, Almancil — image 2Detached house in Estrada Vale Formoso, 224, Centro, Almancil — image 3Detached house in Estrada Vale Formoso, 224, Centro, Almancil — image 4Detached house in Estrada Vale Formoso, 224, Centro, Almancil — image 5
Grade Avillaluxury

Detached house in Estrada Vale Formoso, 224, Centro, Almancil

Loulé/Vilamoura · Golden Triangle ·

€2.7M

Asking Price (EUR)

7.4%

True Net Yield (Owner, all-in)

5.4%

True Net Yield (Managed, all-in)

8.9%

True Gross Yield

66%

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: €268,755/yr
Average Daily Rate: €1111
+26.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 17.6 years
5-yr Capital Value: €3.1M
10-yr Capital Value: €3.6M
Brixfox Score: 80.5 / 100
Comparable Properties: 11
Data Confidence: 70%
Search Radius: 6 km

True Investment Cost

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

€3.0M

+12.5% over asking

Asking price€2.7M
IMT — Property transfer tax (investment schedule)€201,750
IS — Stamp duty (0.8%)€21,520
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€40,350
Total acquisition costs€264,870
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)€3.0M

Gross yield (asking price)

10.0%

True gross yield (all-in)

8.9%

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: 5
Bathrooms: 6
Building: 340 m²
Land: 480 m²
Style: portuguese-traditional
Condition: excellent
Energy Certificate: Not indicated
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity-edge poolglass balcony railingtraditional Portuguese architecture

Score Breakdown

ROI
20.1
Visual Appeal
14.8
Ownership Security
13
Location
8.4
Land & Space
9.56
Rental Demand
6.63
Payback Speed
4
STR Suitability
4

Description

Stunning fully renovated semi-detached villa located in a residential area, between the resorts of Quinta do Lago and Vale do Lobo. The house is spread over three floors and comprises five ensuite bedrooms, living room, a small dining area with fireplace, kitchen area at the rear, patio with barbecue. The 10x5 meter sw

Location

📍 37.0898°N, 8.0292°W

· Loulé/Vilamoura, Algarve, Portugal

View this property on Sotheby's Realty Vilamoura →Listed via Idealista.pt
5-bedroom freehold villa in Loulé/Vilamoura — photo 1 of 5
Sotheby's Realty Vilamoura
5-bedroom freehold villa in Loulé/Vilamoura — photo 2 of 5
5-bedroom freehold villa in Loulé/Vilamoura — photo 3 of 5
5-bedroom freehold villa in Loulé/Vilamoura — photo 4 of 5
5-bedroom freehold villa in Loulé/Vilamoura — photo 5 of 5

Detached house in Estrada Vale Formoso, 224, Centro, Almancil

Loulé/Vilamoura · Golden Triangle · Ref BF-9311 Source verified · Sotheby's Realty Vilamoura · listed 3 Jun 2026
Asking price · Freehold
$2,923,913
View original listing
Ownership
Freehold
Bedrooms
5
Bathrooms
6
Built area
340 m²
Land
480 m²
True net yield
5.7%
≈ $24,334/mo net after costs & tax
5-yr total return (net + appreciation)
12.4% / yr avg
Payback in ~18 yrs from rent
Brixfox Score 81 · 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: Not indicated
Condition: excellent

Description

Stunning fully renovated semi-detached villa located in a residential area, between the resorts of Quinta do Lago and Vale do Lobo. The house is spread over three floors and comprises five ensuite bedrooms, living room, a small dining area with fireplace, kitchen area at the rear, patio with barbecue. The 10x5 meter sw

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)
$1,563/night
50% ($719)Brixfox estimate($1,563/night)200% ($2876)
Occupancy
66%
10%Brixfox estimate(66%)100%

Short-Term Rental

Indicative
Yearly income
$182,045
Likely range $109,227 – $254,863
Airbnb data$1,563/night · 66% occupancy
Rental income
$1,563/night · 66% occ.
$350,087
Running costs (20%)
Utilities, cleaning, maintenance
-$70,017
Income tax (10%)
Indonesian rental income tax
-$98,024
Property tax
Annual property tax
-$0
Net income
6.2% ROI
$182,045

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

5.7%

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

Scenario
Pre-tax
After-tax
Owner-managed
9.1%
8.1%
Fully-managed
6.7%
5.7%
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

10.9%

Annual Revenue

$350,087

Income Tax / yr

$30,633

Payback

18 yrs

True All-In Cost
Asking price$2,923,913
IMT — transfer tax (non-resident 7.5%)$219,293
Stamp duty (0.8%)$23,391
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$3,209,315

Growth & Exit Strategy

How your investment grows over time

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

$19.2M$14.4M$9.6M$4.8M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $2.7M
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 14: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$3.3M
+22%
Rental Income
+$889K
Total Position
$4.2M
+55%
9.1%/yr
Year 10
Capital Value
$4.0M
+48%
Rental Income
+$1.9M
Total Position
$5.9M
+119%
8.2%/yr
Year 20
Capital Value
$5.9M
+119%
Rental Income
+$4.5M
Total Position
$10.4M
+286%
7.0%/yr
Year 30
Capital Value
$8.7M
+224%
Rental Income
+$8.0M
Total Position
$16.7M
+521%
6.3%/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
Good
6.2% annual return
Occupancy
Good
66% average occupancy
Nightly Rate
Strong
$1438 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
480 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1438 — 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
STR zoning not confirmed — verify before purchasing for short-term rental use

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

46% occ.
6.3%
$15,399/mo
56% occ.
7.7%
$18,728/mo
66% occ.
9.1%
$22,056/mo
current
76% occ.
10.4%
$25,384/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.