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Detached house in Vale Formoso - Vale d'Éguas, Almancil
Detached house in Vale Formoso - Vale d'Éguas, Almancil — image 2Detached house in Vale Formoso - Vale d'Éguas, Almancil — image 3Detached house in Vale Formoso - Vale d'Éguas, Almancil — image 4Detached house in Vale Formoso - Vale d'Éguas, Almancil — image 5
Grade Avillamid-range

Detached house in Vale Formoso - Vale d'Éguas, Almancil

Loulé/Vilamoura · Golden Triangle ·

€2.2M

Asking Price (EUR)

8.6%

True Net Yield (Owner, all-in)

6.3%

True Net Yield (Managed, all-in)

10.3%

True Gross Yield

65%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.8 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: €254,571/yr
Average Daily Rate: €1081
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 15.0 years
5-yr Capital Value: €2.6M
10-yr Capital Value: €3.0M
Brixfox Score: 84 / 100
Comparable Properties: 9
Data Confidence: 69%
Search Radius: 6 km

True Investment Cost

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

€2.5M

+12.8% over asking

Asking price€2.2M
IMT — Property transfer tax (investment schedule)€165,000
IS — Stamp duty (0.8%)€17,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€33,000
Total acquisition costs€216,850
Renovation (est. €55/m² × 340 m²)
Light touch-ups — paint, fixtures, deep clean.		€18,700
(€10,200–€27,200)
Furnishing & STR launch (5bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€45,400
All-in investment (incl. renovation & furnishing)€2.5M

Gross yield (asking price)

11.6%

True gross yield (all-in)

10.3%

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: 5
Bathrooms: 6
Building: 340 m²
Land: 10841 m²
Style: portuguese-traditional
Condition: good
Year Built: 2022
Energy Certificate: D
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

terraced gardenmultiple outdoor living areastraditional white facade with terracotta roof

Score Breakdown

ROI
22.36
Visual Appeal
12.8
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
6.45
Payback Speed
5
STR Suitability
4

Description

Price Recently Reduced From 2.500.000 Euros To 2.200.000 Euros. Set within an impressive 11,170 m² fenced plot in the sought-after area of Vale Formoso, this outstanding five-bedroom villa combines modern luxury with complete tranquillity. Built in 2022, the property offers generous living spaces, breathtaking south-fa

Location

📍 37.0986°N, 8.0282°W

· Loulé/Vilamoura, Algarve, Portugal

View this property on XP | Chestertons →Listed via Idealista.pt
5-bedroom freehold villa in Loulé/Vilamoura — photo 1 of 5
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5-bedroom freehold villa in Loulé/Vilamoura — photo 5 of 5

Detached house in Vale Formoso - Vale d'Éguas, Almancil

Loulé/Vilamoura · Golden Triangle · Ref BF-9428 Source verified · XP | Chestertons · listed 2 Jun 2026
Asking price · Freehold
$2,391,304
View original listing
Ownership
Freehold
Bedrooms
5
Bathrooms
6
Built area
340 m²
Land
10841 m²
True net yield
6.7%
≈ $23,297/mo net after costs & tax
5-yr total return (net + appreciation)
13.4% / yr avg
Payback in ~15 yrs from rent
Brixfox Score 84 · 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

Year built: 2022
Energy: D
Condition: good

Description

Price Recently Reduced From 2.500.000 Euros To 2.200.000 Euros. Set within an impressive 11,170 m² fenced plot in the sought-after area of Vale Formoso, this outstanding five-bedroom villa combines modern luxury with complete tranquillity. Built in 2022, the property offers generous living spaces, breathtaking south-fa

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)
$1,524/night
50% ($701)Brixfox estimate($1,524/night)200% ($2805)
Occupancy
65%
10%Brixfox estimate(65%)100%

Short-Term Rental

Indicative
Yearly income
$172,774
Likely range $103,664 – $241,884
Airbnb data$1,524/night · 65% occupancy
Rental income
$1,524/night · 65% occ.
$332,258
Running costs (20%)
Utilities, cleaning, maintenance
-$66,452
Income tax (10%)
Indonesian rental income tax
-$93,032
Property tax
Annual property tax
-$0
Net income
7.2% ROI
$172,774

Investment Returns

After-tax net yield · all-in cost basis

Exact location

Net Yield · Fully-Managed · After Tax

6.7%

on all-in cost of $2,632,500

Scenario
Pre-tax
After-tax
Owner-managed
10.6%
9.5%
Fully-managed
7.8%
6.7%
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

12.6%

Annual Revenue

$332,258

Income Tax / yr

$29,073

Payback

15 yrs

True All-In Cost
Asking price$2,391,304
IMT — transfer tax (non-resident 7.5%)$179,348
Stamp duty (0.8%)$19,130
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$2,632,500

Growth & Exit Strategy

How your investment grows over time

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

$16.9M$12.7M$8.5M$4.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $2.2M
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 12: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.7M
+22%
Rental Income
+$844K
Total Position
$3.5M
+60%
9.9%/yr
Year 10
Capital Value
$3.3M
+48%
Rental Income
+$1.8M
Total Position
$5.1M
+131%
8.7%/yr
Year 20
Capital Value
$4.8M
+119%
Rental Income
+$4.3M
Total Position
$9.1M
+313%
7.4%/yr
Year 30
Capital Value
$7.1M
+224%
Rental Income
+$7.6M
Total Position
$14.7M
+568%
6.5%/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
7.2% annual return
Occupancy
Good
65% average occupancy
Nightly Rate
Strong
$1402 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
10841 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1402 — positioned in the top tier
Generous 10841 m² land — room for expansion or amenities
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

45% occ.
7.2%
$14,442/mo
55% occ.
8.9%
$17,687/mo
65% occ.
10.5%
$20,932/mo
current
75% occ.
12.1%
$24,178/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.