T2 flat in Centro, Almancil
Grade C+apartmentmid-range

T2 flat in Centro, Almancil

Loulé/Vilamoura · Golden Triangle ·

€427,500

Asking Price (EUR)

2.8%

True Net Yield (Owner, all-in)

1.9%

True Net Yield (Managed, all-in)

4.3%

True Gross Yield

27%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.2 months ago and is currently at 19% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.76, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €20,876/yr
Average Daily Rate: €214
Payback Period: 25.7 years
5-yr Capital Value: €561,729
10-yr Capital Value: €683,429
Brixfox Score: 54.9 / 100
Comparable Properties: 5
Data Confidence: 64%
Search Radius: 3 km

True Investment Cost

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

€485,463

+13.6% over asking

Asking price€427,500
IMT — Property transfer tax (investment schedule)€22,030
IS — Stamp duty (0.8%)€3,420
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,413
Total acquisition costs€33,113
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€24,850
All-in investment (incl. renovation & furnishing)€485,463

Gross yield (asking price)

4.9%

True gross yield (all-in)

4.3%

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: 2
Building: 102 m²
Style: contemporary
Condition: new-build

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

balcony/terrace

Score Breakdown

ROI
13.76
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
4.04
Rental Demand
2.68
Payback Speed
0
STR Suitability
3

Description

T2 Emperors II 3rd L Useful Area: 75.55 m2 Private Gross Area: 102.77 m2 Total Gross Area: 115.67 m2 New development in the center of Almancil with T2, T3, and T4 Duplex apartments with balconies and parking space, distinguished by a modern and sophisticated design in an urban environment. The development consists o

Location

📍 37.0770°N, 8.0250°W

· Loulé/Vilamoura, Algarve, Portugal

View on MaxImperium - Mediação Imobiliária, Lda →Also on Idealista.pt
T2 flat in Centro, Almancil
Idealista.pt
Source verified

T2 flat in Centro, Almancil

Loulé/Vilamoura · Golden Triangle · Freehold · Ref BF-9759
Ownership
Freehold
Bedrooms
2
Built area
102 m²
True net yield
6.0%
≈ $1,627/mo net after costs & tax
Brixfox Score 55 · C+

Property details

Condition: new-build

Description

T2 Emperors II 3rd L Useful Area: 75.55 m2 Private Gross Area: 102.77 m2 Total Gross Area: 115.67 m2 New development in the center of Almancil with T2, T3, and T4 Duplex apartments with balconies and parking space, distinguished by a modern and sophisticated design in an urban environment. The development consists o

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.

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Customize your projections
Nightly Rate (ADR)
$307/night
50% ($141)Brixfox estimate($307/night)200% ($566)
Occupancy
27%
10%Brixfox estimate(27%)100%

Short-Term Rental

Yearly income
$15,616
Airbnb data$307/night · 27% occupancy
Rental income
$307/night · 27% occ.
$30,032
Running costs (20%)
Utilities, cleaning, maintenance
-$6,006
Income tax (10%)
Indonesian rental income tax
-$8,409
Property tax
Annual property tax
-$0
Net income
3.4% ROI
$15,616

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

Airbnb Comp Analysis

No nearby Airbnb listings found

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

—

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

Scenario
Pre-tax
After-tax
Owner-managed
3.9%
—
Fully-managed
3.9%
—
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

6.0%

Annual Revenue

$30,032

Income Tax / yr

—

Payback

26 yrs

Growth & Exit Strategy

How your investment grows over time

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

$2.4M$1.8M$1.2M$595K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $428K
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 22: 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
$520K
+22%
Rental Income
+$76K
Total Position
$596K
+40%
6.9%/yr
Year 10
Capital Value
$633K
+48%
Rental Income
+$165K
Total Position
$798K
+87%
6.4%/yr
Year 20
Capital Value
$937K
+119%
Rental Income
+$386K
Total Position
$1.3M
+209%
5.8%/yr
Year 30
Capital Value
$1.4M
+224%
Rental Income
+$684K
Total Position
$2.1M
+384%
5.4%/yr

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.4% annual return
Occupancy
Weak
27% average occupancy
Nightly Rate
Strong
$283 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 $283 — 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 3.4% 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.
5.1%
$1,963/mo
40% occ.
6.8%
$2,618/mo
27% occ.
4.5%
$1,752/mo
current
37% occ.
6.2%
$2,406/mo

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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.

Asking price · Freehold
$464,674
6.0%
Net yield
View original listing
Source verified · Idealista.pt · listed 1 May 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.