Contemporary white façades above the heated pool and tiled south-west terrace, framed by palms
Comparative Market Analysis & Valuation
Casa Pinhal
Almancil, Loulé
A 2025 semi-detached new build in Almancil with four en-suite bedrooms, ≈ 245 m² of registered accommodation, a heated pool, roof terrace and landscaped 520 m² plot, finished to an immaculate standard close to the Golden Triangle beaches.
Prepared for
Mr and Mrs Hartley
Prepared by
Sofia Marques, Senior Property Consultant
Date of assessment
30 October 2026
Atlântico Properties Algarve · AMI 00000example.com
01Executive valuation summary
Our recommended market position
We recommend a guide price of €1,825,000 for Casa Pinhal (≈ €7,449/m²). This is in line with the two closest new-build peers, asking €7,119–7,479/m², and is supported by its plot, pool, A-rated specification and 2025 completion. We assess market value at €1,600,000–€1,740,000, because comparable Almancil homes sold on average ≈ 5.5% below their last asking price.
Conservative
€1,750,000
≈ €7,143 / m²
Prioritises pace; suits a sale before the summer season.
Recommended guide
€1,825,000
≈ €7,449 / m²
In line with closest peers; room to negotiate to ≈ €1.72m.
Ambitious
€1,950,000
≈ €7,959 / m²
Tests the top of the market; expect a longer campaign.
Assessed market value
€1.60m – €1.74m
Expected sale range
€1.66m – €1.74m
Confidence
Medium
What supports the price
Completed 2025, exceptional and staged, with a 10-year structural warranty.
Heated 8 × 4 m pool, 520 m² plot, roof terrace and covered dining terrace.
Energy class A, underfloor heating, ducted air conditioning, solar panels and heat pump.
Five minutes from Almancil and about ten from the Quinta do Lago and Vale do Lobo beaches.
Indexed Almancil sales of 200–250 m² homes reach ≈ €1.65–1.88m in today's market.
What tempers it
Linked to the neighbouring villa; some buyers prefer fully detached homes.
Road-facing kitchen, and pine-wood outlook rather than sea views.
A 520 m² plot is modest beside larger detached alternatives.
Algarve transactions fell 12.4% year on year; asking prices run ahead of achieved prices.
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02The property
Casa Pinhal at a glance
Almancil, Loulé
Open-plan living and dining space with floor-to-ceiling glazing opening to the terrace
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Details
Location
Almancil, Loulé · central Algarve
Type
Semi-detached (linked) villa
Condition
Exceptional — immaculate, staged
Built
2025 (new build, developer sale of the last of three units)
Pine woods and garden; south-west facing pool terrace
Utilities
Mains water, electricity and sewage
Energy certificate
A
Warranty
10-year structural warranty from the developer
Accommodation
GroundOpen-plan living and dining opening to the pool terrace, kitchen with pantry wall, one en-suite bedroom, guest WC.
FirstMaster suite with terrace and two further en-suite bedrooms.
RoofRoof terrace of ≈ 35 m² with pine-tree views.
Specification & amenities
Heated pool 8 × 4 mTiled sun terraceUnderfloor heatingDucted air conditioningIntegrated Bosch appliancesThermal-break glazingLandscaped garden, irrigatedSolar panelsHeat pump
How it should be positioned
Casa Pinhal should be presented as the turnkey alternative to resort pricing: a 2025 new build, staged and finished to an exceptional standard, with a heated pool, roof terrace and A-rated efficiency, five minutes from Almancil.
The likely buyer is a northern-European family or second-home owner who wants new-build quality and a warranty without Quinta do Lago or Vale do Lobo prices. We would lead with lifestyle and low running costs, and address the linked layout openly rather than let buyers discover it.
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03Location, views & lifestyle
Almancil, minutes from the Golden Triangle
<em>A pine-wooded residential address with beaches, golf and the airport all within a short drive.</em>
Fitted oak-toned kitchen with integrated Bosch appliances and glazed doors to the garden
Casa Pinhal sits in a pine-wooded residential setting in Almancil, at the heart of the central Algarve. The shops, restaurants and services of Almancil are about five minutes away, and the beaches of Quinta do Lago and Vale do Lobo are roughly ten minutes by car.
Access is a clear strength. Faro airport is ≈ 15–20 minutes away, and Loulé, Vilamoura and Faro are all within about 15–25 minutes. For northern-European second-home buyers, that combination of airport proximity and beaches is hard to match at this price level.
The setting suits year-round living as much as holidays. Golf, the Ria Formosa nature reserve and a wide choice of restaurants lie within about ten minutes.
What distinguishes the position is the ratio of price to proximity. Buyers priced out of the resorts, where Quinta do Lago averages ≈ €11,145/m² in asking terms, can still reach the same beaches and amenities from Almancil. The trade-off is that the home is outside a resort and has no sea view.
Connections & proximity — indicative drive times
Almancil centre≈ 5 min
Quinta do Lago beach≈ 10 min
Vale do Lobo beach≈ 10 min
Golf and Ria Formosa≈ 10 min
Loulé≈ 15 min
Faro airport≈ 15–20 min
Vilamoura marina≈ 20–25 min
Lisbon≈ 2 h 45 min
Drive times are indicative, in normal traffic, and measured to the town or destination centre.
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04New build specification & assurance
A specification that supports the price
A 2025 completion, efficient systems and a developer warranty reduce buyer risk and remove any renovation cost.
Casa Pinhal is a developer-built home completed in 2025, so a buyer inherits no renovation programme and benefits from a 10-year structural warranty. Energy class A, together with solar panels, a heat pump, underfloor heating and ducted air conditioning, points to lower running costs than older villas of similar size.
Thermally broken floor-to-ceiling aluminium glazing and integrated Bosch appliances complete a specification comparable with the best new-build peers. We would assemble the warranty paperwork and energy certificate into a single buyer pack at launch.
Completed 2025; 10-year structural warranty from the developer
Energy certificate A
Solar panels and heat pump
Underfloor heating and ducted air conditioning
Thermal-break floor-to-ceiling glazing
Integrated Bosch kitchen appliances
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05Current market context
The Almancil and Loulé market in 2026
Loulé remains the Algarve's most expensive municipality. INE's median transaction price was €4,137/m² in the 12 months to Q2 2026, up 13.7% year on year and the highest of the 16 Faro-district municipalities. The 2025 median was €3,993/m². These figures cover all dwellings, including apartments, so villa values sit well above them.
Asking prices run higher. Idealista's Loulé median is €5,079/m² (+8.4%), about 23% above INE's transaction medians. In Almancil the average asking price is €4,481/m², with prime pockets near €5,942/m² and villas in The Village / Fonte Algarve listed at roughly €5,200–7,200/m². The new-build peers we track ask €7,100–7,500/m², above that band, which is why we discount asking figures.
Demand is international. Foreign buyers made up an estimated 52.8% of Algarve transactions in Q1 2026 (a secondary compilation, not verified). Yet Algarve transaction volumes fell 12.4% year on year in Q2 2026 while prices kept rising, and national price growth eased to 16.5% from 17.8%, INE's first slowdown since Q2 2024.
Buyers should expect to negotiate 5–10% off asking outside Lagos and Vilamoura (agency guide). Our own sold evidence averages 5.5%.
€4,137/m²
Loulé median sale price, year to Q2 2026
+13.7%
Loulé annual price change (INE)
€5,079/m²
Loulé median asking price (idealista)
−12.4%
Algarve transactions, Q2 2026 year on year
INE local house-price statistics and HPI Q2 2026 (via The Portugal News, Observador); idealista (via Jornal do Algarve); agency commentary. Figures are indicative; INE publishes no Almancil parish data.
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06Method & the evidence problem
Asking price is not sale price
Why valuing property in Portugal requires interpretation rather than arithmetic.
Valuation in Portugal presents a particular challenge compared with markets such as the United Kingdom. In England and Wales, the prices actually achieved on completed residential sales are publicly available through HM Land Registry, so agents can analyse comparables using verified historical sale prices.
Portugal operates differently. Although the authorities collect extensive transaction information, the individual achieved sale price of a specific property is not made publicly searchable in the same way. There is no equivalent public register through which an agent can enter an address and establish the exact price at which that property recently sold.
As a consequence, comparative analysis here relies on properties currently advertised for sale and, for properties that have subsequently sold, on their last known asking price before sale. An asking price is not a market value, and it is not necessarily the price ultimately achieved.
In our experience of the local market, properties sell on average around 5.5% below their last known asking price, though this varies considerably with location, quality, scarcity, initial pricing, vendor motivation and demand. A well-priced property in a sought-after position may sell very close to its asking price; a property positioned above the market can require substantially larger adjustments.
How we have valued this property
1
Analyse each active and sold comparable individually.
2
Estimate probable achieved prices for sold comparables, adjusted for time on market and indexed to today with INE statistics.
3
Rank by relevance and adjust for scale, views, plot, condition and amenities.
4
Cross-check with €/m², then value the property as a complete lifestyle asset.
The objective is not to identify the highest price at which the property could be advertised, but to establish a defensible market position — one that protects value while remaining credible to the qualified buyers who transact in this segment. A valuation of this kind should be read as an informed professional assessment based on available evidence and local experience, not as an exact mathematical figure.
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07Active comparable properties
What the competition is asking
Seven active listings were reviewed. Five are new-build or recently renovated homes in Almancil and Quarteira and form the working peer group. Two, in Vale do Garrão and a 2010-built Loulé villa, sit at opposite ends of the market and are set aside.
Location
Bed/Bath
Built
Plot
Asking
€/m²
Views / note
Almancil
4 / 4
260 m²
600
€1,895,000
€7,288
New build 2024 · larger plot
Almancil
3 / 3
210 m²
450
€1,495,000
€7,119
Semi-detached new build · 3 bed
Vale do Garrão
4 / 5
300 m²
900
€2,950,000
€9,833*
Walk to beach · prime pocket
Almancil
4 / 4
280 m²
1,200
€1,750,000
€6,250*
Renovated 2019 · 1,200 m² plot
Quarteira
4 / 4
250 m²
500
€1,590,000
€6,360
New build · golf views
Loulé
4 / 3
230 m²
700
€1,150,000
€5,000*
Built 2010 · older stock
Almancil
4 / 4
240 m²
480
€1,795,000
€7,479
Linked, new 2025 · closest peer
€1,705,000
Mean asking, five comparable listings
€6,250–7,479
Asking €/m² range, same five
€7,119–7,479
€/m² of three closest peers
2 of 7
Listings set aside
Reading the evidence. The three closest peers, the 240 m² linked villa (€7,479/m²), the 260 m² new build (€7,288/m²) and the 210 m² semi-detached (€7,119/m²), ask €7,119–7,479/m². Asking prices are usually reduced before sale, so we take 8–12% off, giving ≈ €6,400–6,700/m², or ≈ €1.57–1.64m for 245 m². Indexed sales support the upper half of that. Casa Pinhal at least matches these peers on plot, pool and finish, so our guide of €7,449/m² sits in line with them, not above.
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08Sold comparable properties
What has actually sold nearby
Four nearby sales, each estimated at about 5.5% below last asking on average, then indexed by INE's Algarve price movement since the last-seen date. The indexed values, not the historic prices, are the benchmark for Casa Pinhal.
Ref · Location
Built
Plot
Last asking
Last seen
Days
Est. achieved
Today*
C1 · Quarteira
240 m²
500
€1,395,000
Aug 2025
140
≈ €1.34m (-4%)
≈ €1.55m(+16%)
C2 · Almancil
250 m²
550
€1,650,000
May 2025
190
≈ €1.57m (-5%)
≈ €1.89m(+20%)
C3 · Almancil
200 m²
420
€1,350,000
Sep 2024
260
≈ €1.27m (-6%)
≈ €1.66m(+30%)
C4 · Vale do Garrão
290 m²
850
€2,450,000
Nov 2023
420
≈ €2.28m (-7%)
≈ €3.18m(+39%)
* Estimated achieved price brought to 30 October 2026 using annual house-price changes from INE median price per m² of dwellings sold, Algarve (Q4 on Q4; 2026 = 12 months to Q2) — INE. Indexation reflects the general market, not the individual property.
Time on market tells the story. The two quickest sales, Quarteira (140 days) and Almancil (190 days), needed the smallest discounts, ≈ 4–5%. The Vale do Garrão home took 420 days and conceded ≈ 7%. Well-priced new builds sold within about six months, and a guide set in line with peers should follow that pattern.
Indexed, the Almancil homes of 200–250 m² reach ≈ €1.65–1.88m (≈ €7,540–8,270/m²), supporting our upper range. The Quarteira sale (≈ €1.55m, ≈ €6,450/m²) marks the floor. Vale do Garrão (≈ €3.18m) is beach-adjacent and set aside.
Important — data transparency
Portugal does not publish achieved sale prices property-by-property. The figures above are last known asking prices; the “estimated achieved” column is our professional estimate, not a verified transaction value, and the “today” column applies official INE market movement since the sale. All should be read as indicative only.
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09Comparable relevance
Which comparables actually count
Ranked by closeness on location, age, scale, plot, bedrooms and specification. The first three carry the most weight in our assessment.
1
Almancil linked villa — 240 m² · €1,795,000 (active)
Linked and new in 2025, with a 480 m² plot: the nearest match on configuration and age. Casa Pinhal is slightly larger with a bigger plot, so should price in line.
Relevance
Very high
2
Almancil new build — 260 m² · €1,895,000 (active)
New in 2024 with a pool and 600 m² plot. Slightly larger, so its €7,288/m² is a reference ceiling for us rather than a target.
Relevance
High
3
Almancil semi-detached — 210 m² · €1,495,000 (active)
Same configuration, but three bedrooms and 35 m² smaller. Its €7,119/m² marks the lower end of the peer band.
Relevance
High
4
Almancil new build — 250 m² · last asking €1,650,000 (sold)
Sold after 190 days; estimated ≈ €1.57m achieved, ≈ €1.88m indexed to today. The closest sold evidence for scale and location.
Relevance
High
5
Quarteira new build — 250 m² · €1,590,000 (active)
Similar scale and age with golf views, but a less prime location than Almancil. It supports the lower edge of the range.
Relevance
Medium-high
Vale do Garrão (active and sold), beach-adjacent at €9,833/m²; the 280 m² renovated home on 1,200 m² (land-dominated); and the 2010-built Loulé villa at €5,000/m².
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10Price-per-m² analysis
A cross-check, not a formula
Price per m² is a cross-check, not a formula. The bars compare peers' asking or indexed sold €/m² with Casa Pinhal's recommended guide, which is valued as a whole asset.
€/m² — asking for active listings, estimated achieved and indexed to today for sold — vs. the subject guide
Quarteira · 250 m²
€6,360
Quarteira sold · 240 m² (sold, indexed)
€6,458
Almancil semi-detached · 210 m²
€7,119
Almancil · 260 m²
€7,288
Subject — guide · 245 m²
€7,449
Almancil linked · 240 m²
€7,479
Almancil sold · 250 m² (sold, indexed)
€7,560
The guide sits within the active peer band and below the indexed Almancil sale, with Quarteira defining the floor.
Valuing the whole asset, not just the floor area
Registered accommodation245 m² valued at the core new-build rate.
Pool and gardenHeated 8 × 4 m pool and irrigated garden on 520 m².
SpecificationEnergy class A, underfloor heating, solar panels, 10-year warranty.
LocationAlmancil: five minutes to town, ten to the beaches.
ConfigurationLinked to neighbour; road-facing kitchen tempers the premium.
The assessed range of €1.60–1.74m equates to ≈ €6,530–7,100/m². The recommended guide of €7,449/m² sits above that band by design, leaving ≈ 5% to negotiate, and in line with the closest peers' asking €/m² of €7,119–7,479.
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11Strengths & marketability
A balanced view of the offer
Genuine strengths
2025 new build in exceptional, staged condition, with a 10-year structural warranty.
Energy class A with solar panels, heat pump, underfloor heating and ducted air conditioning.
Heated pool, landscaped irrigated garden and south-west terrace on a 520 m² plot.
Four en-suite bedrooms plus guest WC suit family and second-home use.
Roof terrace (≈ 35 m²) with pine-tree views and covered dining terrace (≈ 30 m²).
Almancil location: beaches, golf and Faro airport within ≈ 10–20 minutes.
Developer selling the last of three units, open to a pre-summer sale.
Factors that temper demand
Linked to the neighbouring villa; some buyers prefer fully detached homes.
Kitchen faces the road, which may matter to buyers at this level.
Pine-wood and garden outlook, not sea views.
A 520 m² plot is modest against larger detached alternatives.
Active new-build peers compete in the same €1.5–1.9m band.
Algarve transactions down 12.4% year on year; asking prices run ahead of achieved prices.
On balance. Casa Pinhal's quality, warranty and specification place it at the top of its peer group, and the price should reflect that. The linked layout and road-facing kitchen are real but modest tempers, already reflected in an assessed range below peers' asking levels. Priced in line with the market, we expect strong early interest.
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12Valuation conclusion & strategy
Our conclusion and how we would price it
Weighing active asking prices, indexed sold evidence and the property's own merits, we assess Casa Pinhal at €1,600,000–€1,740,000 and recommend a guide price of €1,825,000. Confidence is Medium.
Recommended guide
€1,825,000
€1,825,000 (≈ €7,449/m²) sits in line with the two closest peers and ≈ 5% above the top of the assessed range, leaving room to negotiate.
Expected sale price
€1.66m – €1.74m
We expect a sale at €1,660,000–€1,740,000, assuming staging, professional marketing and a realistic response to early offers. This mirrors the 5.5% average discount.
Aspirational launch
€1.95m – €2.05m
A launch at €1,950,000–€2,050,000 (≈ €7,960–8,370/m²) exceeds every comparable Almancil asking figure. The risk is a stale listing and later reductions.
The logic of the guide
Peers' asking prices less 8–12% point to ≈ €1.57–1.64m, while indexed sales support ≈ €1.65–1.88m for similar Almancil homes. We settle on €1.60–1.74m. Casa Pinhal matches or betters its closest peer on plot, specification and condition, so a guide in line with their €7,119–7,479/m² is defensible, with a fair margin for negotiation.
If you prefer to test the market
A launch in the aspirational range is possible but carries risk. Your expectation of €1,795,000 sits just below our guide and is realistic as an asking price. As an achieved price it would sit above our expected range of €1.66–1.74m. We would review after six to eight weeks and adjust to the guide if needed.
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13Marketing period, sensitivity & confidence
How long, and how sensitive
At the recommended guide (€1.83m)
≈ 4–7 months
Well-priced new builds in Almancil and Quarteira sold in 140–190 days; a launch in the coming weeks keeps a pre-summer sale realistic.
At the aspirational launch
≈ 9–12+ months
Above comparable asking levels, interest narrows; our slower sold comparables took 260–420 days and conceded more.
Sensitivity — what would move the number
Pricing above €1.95m
Stale-listing risk
Professional staging, film and photography
Supports the full guide
Competing new-build launches in Almancil
−2% to −4%
Buyer objection to linked layout or road-facing kitchen
−1% to −3%
Continued INE price growth (+13.7% year on year)
+2% to +4%
Weaker Algarve transaction volumes (−12.4%)
Slower pace
Confidence in this valuation — MEDIUM
Confidence is Medium. We have seven active and four sold comparables, and three active peers are very close in age, area and configuration. The limits are these: asking prices are not transaction prices; our discounts are estimates; INE publishes no Almancil parish data and we found nothing specific to semi-detached villas; the sold index uses the Algarve-wide median rather than a local series; and negotiation margins draw partly on agency guides. The result would shift if comparable listings sell at materially higher or lower prices than we assume.
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14About Atlântico Properties
How we would bring it to market
Atlântico Properties Algarve is an independent agency founded in 2011, with offices in Faro and Loulé. We favour accurate pricing over flattering valuations, which is why Casa Pinhal is positioned against the evidence. Our five consultants speak Portuguese, English, German and French.
I.
Presentation
Professional photography and film of the pool terrace, roof terrace and finish, with the staging kept as it is for viewings.
II.
Reach
Our database of qualified northern-European buyers, the main portals and our Faro and Loulé offices, aimed at families and second-home buyers.
III.
Qualification
We pre-qualify buyers on budget and timing, and brief them on the linked layout and road-facing kitchen before they view.
IV.
Review
Fortnightly feedback and a formal price review at six to eight weeks, so the strategy follows the market.
The first ninety days
Week 1
Photography, film, floor plans and document pack
Week 2
Launch to database, portals and private network
Weeks 3–6
Viewings, feedback; qualify and manage early offers
Weeks 6–12
Price review; negotiate towards pre-summer completion
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Sofia has advised buyers and sellers in the Algarve barrocal for twelve years, with a focus on country villas between Faro, Loulé and São Brás de Alportel.
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The next step
Mr and Mrs Hartley, if this assessment reflects your own view of Casa Pinhal, I would be glad to discuss it at your convenience and to walk through the comparables in detail. An honest price attracts serious buyers early, protects the property's reputation and gives your sale the best chance of completing before the summer season.
Sofia Marques +351 910 000 000 · sofia.marques@example.com
FARO
+351 289 000 000
LOULÉ
+351 289 000 001
Disclaimer.
This document is a professional market opinion prepared for Mr and Mrs Hartley in respect of Casa Pinhal, Almancil, Loulé.
It is not a formal valuation report for lending, taxation, legal or accounting purposes, and Atlântico Properties, Lda. (fictional sample) is not acting as a certified valuer, lawyer, tax adviser or surveyor.
Areas, boundaries and registration status are as advised and should be verified against the Caderneta Predial, Certidão de Registo and licensing before any transaction. The registered area (245 m²), the status of the roof and covered terraces, the developer's 10-year warranty documents and the energy certificate should be verified before launch. Market data is drawn from public portals including idealista, CASAFARI and Atlântico Properties's own market knowledge, together with published market commentary, and is correct to the best of our knowledge at the date of assessment.
Asking prices are not achieved prices; estimated achieved figures for sold comparables are professional estimates, not verified transaction values. All figures are indicative and subject to change with market conditions. Prepared 30 October 2026.
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