T2 flat in Avenida Tivoli, 18, Marina de Vilamoura, Vilamoura, Quarteira
T2 flat in Avenida Tivoli, 18, Marina de Vilamoura, Vilamoura, Quarteira — image 2T2 flat in Avenida Tivoli, 18, Marina de Vilamoura, Vilamoura, Quarteira — image 3T2 flat in Avenida Tivoli, 18, Marina de Vilamoura, Vilamoura, Quarteira — image 4T2 flat in Avenida Tivoli, 18, Marina de Vilamoura, Vilamoura, Quarteira — image 5
Grade Bapartmentmid-range

T2 flat in Avenida Tivoli, 18, Marina de Vilamoura, Vilamoura, Quarteira

Loulé/Vilamoura · Golden Triangle ·

€480,000

Asking Price (EUR)

3.1%

True Net Yield (Owner, all-in)

2.2%

True Net Yield (Managed, all-in)

4.8%

True Gross Yield

36%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.3 months ago and is currently at 11% 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: €26,464/yr
Average Daily Rate: €201
-5.0% vs area baselineDated style (-15%), Has pool (0%), Has view (+10%)
Payback Period: 22.1 years
5-yr Capital Value: €630,713
10-yr Capital Value: €767,359
Brixfox Score: 59.4 / 100
Comparable Properties: 94
Data Confidence: 95%
Search Radius: 2 km

True Investment Cost

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

€552,470

+15.1% over asking

Asking price€480,000
IMT — Property transfer tax (investment schedule)€26,230
IS — Stamp duty (0.8%)€3,840
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,200
Total acquisition costs€38,520
Renovation (est. €55/m² × 120 m²)
Light touch-ups — paint, fixtures, deep clean.		€6,600
(€3,600–€9,600)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€27,350
All-in investment (incl. renovation & furnishing)€552,470

Gross yield (asking price)

5.5%

True gross yield (all-in)

4.8%

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: 2
Bathrooms: 1
Building: 120 m²
Style: dated
Condition: good
Year Built: 1994
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

balcony with pool and building viewmultiple swimming poolssun loungers and parasols

Score Breakdown

ROI
14.74
Visual Appeal
11.2
Ownership Security
13
Location
8.4
Land & Space
4.4
Rental Demand
3.61
Payback Speed
1
STR Suitability
3

Description

1 bedroom + 1 apartment with terrace and parking space, in Marina de Vilamoura, An apartment with 119.75m2 of private gross area with a large 32m2 terrace for unobstructed views of the pool, garden, tennis court and a parking space with closed storage. A landmark building on a quiet street in the Marina de Vilamoura

Location

📍 37.0763°N, 8.1145°W

· Loulé/Vilamoura, Algarve, Portugal

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Loulé/Vilamoura / Golden Triangle

T2 flat in Avenida Tivoli, 18, Marina de Vilamoura, Vilamoura, Quarteira

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

Grade B investment — short-term rental yields 3.7% net return annually.

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The Investment

Brixfox Score59
GradeB
Brixfox Intelligence
59BStrong
Score Breakdown
ROI & Yield65%
Capital Growth62%
Risk Profile61%
Market Demand59%

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
+9.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$147K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.7%
$1,625/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
26.8 yr
Rental only

Property details

Year built: 1994
Energy: C
Condition: good

Description

1 bedroom + 1 apartment with terrace and parking space, in Marina de Vilamoura, An apartment with 119.75m2 of private gross area with a large 32m2 terrace for unobstructed views of the pool, garden, tennis court and a parking space with closed storage. A landmark building on a quiet street in the Marina de Vilamoura

Income Breakdown

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Nightly Rate (ADR)
$298/night
50% ($137)Brixfox estimate($298/night)200% ($548)
Occupancy
36%
10%Brixfox estimate(36%)100%

Short-Term Rental

Yearly income
$19,497
Airbnb data$298/night · 36% occupancy
Rental income
$298/night · 36% occ.
$39,250
Running costs (20%)
Utilities, cleaning, maintenance
-$7,850
Income tax (10%)
Indonesian rental income tax
-$10,990
Property tax
Annual property tax
-$913
Net income
3.7% ROI
$19,497

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$521,739
IMT (transfer tax, investment schedule)$28,511
Imposto de Selo (stamp duty)$4,174
Notary & registration$1,359
Legal / due diligence$7,826
Total acquisition costs$41,870
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$7,174
($3,913–$10,435)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$29,728
All-in investment$600,511

Gross yield (asking)

7.5%

True gross yield (all-in)

6.5%

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.

$2.8M$2.1M$1.4M$693K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $480K
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 20: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$584K
+22%
Rental Income
+$95K
Total Position
$679K
+42%
7.2%/yr
Year 10
Capital Value
$711K
+48%
Rental Income
+$206K
Total Position
$916K
+91%
6.7%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$482K
Total Position
$1.5M
+220%
6.0%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$853K
Total Position
$2.4M
+402%
5.5%/yr

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.7% annual return
Occupancy
Weak
36% average occupancy
Nightly Rate
Strong
$274 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 $274 — 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 3.7% 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

30% occ.
4.2%
$1,827/mo
40% occ.
5.7%
$2,462/mo
36% occ.
5.1%
$2,213/mo
current
46% occ.
6.6%
$2,848/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.