Penthouse in Avenida da Fonte Santa, Forte Novo - Abelheira, Quarteira, Quarteira
Penthouse in Avenida da Fonte Santa, Forte Novo - Abelheira, Quarteira, Quarteira — image 2Penthouse in Avenida da Fonte Santa, Forte Novo - Abelheira, Quarteira, Quarteira — image 3Penthouse in Avenida da Fonte Santa, Forte Novo - Abelheira, Quarteira, Quarteira — image 4Penthouse in Avenida da Fonte Santa, Forte Novo - Abelheira, Quarteira, Quarteira — image 5
Grade Bapartmentmid-range

Penthouse in Avenida da Fonte Santa, Forte Novo - Abelheira, Quarteira, Quarteira

Loulé/Vilamoura · Golden Triangle ·

€850,000

Asking Price (EUR)

2.5%

True Net Yield (Owner, all-in)

1.7%

True Net Yield (Managed, all-in)

3.8%

True Gross Yield

35%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.2 months ago and is currently at 10% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.73, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €36,423/yr
Average Daily Rate: €289
+10.0% vs area baselineModern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 28.3 years
5-yr Capital Value: €1.1M
10-yr Capital Value: €1.4M
Brixfox Score: 55.1 / 100
Comparable Properties: 23
Data Confidence: 92%
Search Radius: 2 km

True Investment Cost

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

€960,305

+13.0% over asking

Asking price€850,000
IMT — Property transfer tax (investment schedule)€51,000
IS — Stamp duty (0.8%)€6,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€12,750
Total acquisition costs€71,800
Renovation (est. €55/m² × 151 m²)
Light touch-ups — paint, fixtures, deep clean.		€8,305
(€4,530–€12,080)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€30,200
All-in investment (incl. renovation & furnishing)€960,305

Gross yield (asking price)

4.3%

True gross yield (all-in)

3.8%

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: 3
Bathrooms: 2
Building: 151 m²
Style: contemporary
Condition: good
Year Built: 2013
Energy Certificate: B-
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

yellow-balcony-accentsproximity-to-beach-and-lagoon

Score Breakdown

ROI
12.02
Visual Appeal
10.2
Ownership Security
13
Location
8.4
Land & Space
5.02
Rental Demand
3.45
Payback Speed
0
STR Suitability
3

Description

We are delighted to present a rare opportunity to acquire a luxurious top-floor, three-bedroom apartment in the highly sought-after coastal of Forte Novo, just minutes from the beach. Set within a secure and private condominium, this exceptional property offers an elegant blend of space, comfort and prime location. Po

Location

📍 37.0682°N, 8.0882°W

· Loulé/Vilamoura, Algarve, Portugal

View on Kasas e Kasas - Algarve Property Mediação Imobiliária, Lda →Also on Idealista.pt
Idealista.pt
Loulé/Vilamoura / Golden Triangle

Penthouse in Avenida da Fonte Santa, Forte Novo - Abelheira, Quarteira, Quarteira

Inventory
3 Beds
Bathrooms
2 Baths
Built Area
151 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 2.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score55
GradeB
Brixfox Intelligence
55BStrong
Score Breakdown
ROI & Yield61%
Capital Growth58%
Risk Profile57%
Market Demand55%

The Brixfox Score is our proprietary AI-powered rating that evaluates rental ROI, capital appreciation potential, risk factors, and local market dynamics to give you a single investment quality metric.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+9.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$261K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.9%
$2,217/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
34.7 yr
Rental only

Property details

Year built: 2013
Energy: B-
Condition: good

Description

We are delighted to present a rare opportunity to acquire a luxurious top-floor, three-bedroom apartment in the highly sought-after coastal of Forte Novo, just minutes from the beach. Set within a secure and private condominium, this exceptional property offers an elegant blend of space, comfort and prime location. Po

Income Breakdown

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Nightly Rate (ADR)
$430/night
50% ($198)Brixfox estimate($430/night)200% ($792)
Occupancy
35%
10%Brixfox estimate(35%)100%

Short-Term Rental

Yearly income
$26,602
Airbnb data$430/night · 35% occupancy
Rental income
$430/night · 35% occ.
$54,266
Running costs (20%)
Utilities, cleaning, maintenance
-$10,853
Income tax (10%)
Indonesian rental income tax
-$15,195
Property tax
Annual property tax
-$1,617
Net income
2.9% ROI
$26,602

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$923,913
IMT (transfer tax, investment schedule)$55,435
Imposto de Selo (stamp duty)$7,391
Notary & registration$1,359
Legal / due diligence$13,859
Total acquisition costs$78,043
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$9,027
($4,924–$13,130)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$1,043,810

Gross yield (asking)

5.9%

True gross yield (all-in)

5.2%

Estimates use Portugal's standard transfer tax + typical legal/notary defaults. Verify with local counsel before committing — actual fees vary by deal structure.

Growth & Exit Strategy

How your investment grows over time

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

$4.5M$3.4M$2.3M$1.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $850K
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 25: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.0M
+22%
Rental Income
+$130K
Total Position
$1.2M
+37%
6.5%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$281K
Total Position
$1.5M
+81%
6.1%/yr
Year 20
Capital Value
$1.9M
+119%
Rental Income
+$658K
Total Position
$2.5M
+196%
5.6%/yr
Year 30
Capital Value
$2.8M
+224%
Rental Income
+$1.2M
Total Position
$3.9M
+361%
5.2%/yr

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.9% annual return
Occupancy
Weak
35% average occupancy
Nightly Rate
Strong
$396 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $396 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.9% is below 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

30% occ.
3.4%
$2,614/mo
40% occ.
4.6%
$3,530/mo
35% occ.
3.9%
$3,031/mo
current
45% occ.
5.1%
$3,947/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. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Portugal may impact actual yields.