T2 flat in Forte Novo - Abelheira, Quarteira, Quarteira
T2 flat in Forte Novo - Abelheira, Quarteira, Quarteira — image 2T2 flat in Forte Novo - Abelheira, Quarteira, Quarteira — image 3T2 flat in Forte Novo - Abelheira, Quarteira, Quarteira — image 4T2 flat in Forte Novo - Abelheira, Quarteira, Quarteira — image 5
Grade Bapartmentluxury

T2 flat in Forte Novo - Abelheira, Quarteira, Quarteira

Loulé/Vilamoura · Golden Triangle ·

€1.3M

Asking Price (EUR)

2.3%

True Net Yield (Owner, all-in)

1.5%

True Net Yield (Managed, all-in)

3.3%

True Gross Yield

45%

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: €46,619/yr
Average Daily Rate: €286
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 63.3 years
5-yr Capital Value: €1.4M
10-yr Capital Value: €1.7M
Brixfox Score: 57.7 / 100
Comparable Properties: 80
Data Confidence: 94%
Search Radius: 2 km

True Investment Cost

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

€1.4M

+13.3% over asking

Asking price€1.3M
IMT — Property transfer tax (investment schedule)€93,750
IS — Stamp duty (0.8%)€10,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€18,750
Total acquisition costs€123,750
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€42,450
All-in investment (incl. renovation & furnishing)€1.4M

Gross yield (asking price)

3.7%

True gross yield (all-in)

3.3%

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
Bathrooms: 1
Building: 194 m²
Style: contemporary
Condition: new-build
Year Built: 1900
Energy Certificate: A+
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

integrated cooktop with downdraft extractorlarge format wall-mounted TV with integrated framefull-height sliding glass doors to outdoor spaceminimalist pendant lighting

Score Breakdown

ROI
6.32
Visual Appeal
15.6
Ownership Security
13
Location
8.4
Land & Space
5.88
Rental Demand
4.47
Payback Speed
0
STR Suitability
4

Description

The two-bedroom apartments stand out for their generous interiors, with areas starting at 103 m², and expansive balconies of almost 26 m² — perfect for dining or simply enjoying the beautiful sea views. Selected units also feature a private terrace, offering unique outdoor spaces for relaxing in complete privacy. The

Location

📍 37.0640°N, 8.0882°W

· Loulé/Vilamoura, Algarve, Portugal

View on Berkshire Hathaway HomeServices Portugal Property →Also on Idealista.pt
T2 flat in Forte Novo - Abelheira, Quarteira, Quarteira
Idealista.pt
Source verified

T2 flat in Forte Novo - Abelheira, Quarteira, Quarteira

Loulé/Vilamoura · Golden Triangle · Freehold · Ref BF-9814
Ownership
Freehold
Bedrooms
2
Bathrooms
1
Built area
194 m²
True net yield
1.6%
≈ $3,688/mo net after costs & tax
Brixfox Score 58 · B

Property details

Year built: 1900
Energy: A+
Condition: new-build

Description

The two-bedroom apartments stand out for their generous interiors, with areas starting at 103 m², and expansive balconies of almost 26 m² — perfect for dining or simply enjoying the beautiful sea views. Selected units also feature a private terrace, offering unique outdoor spaces for relaxing in complete privacy. The

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)
$411/night
50% ($189)Brixfox estimate($411/night)200% ($756)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$32,290
Airbnb data$411/night · 45% occupancy
Rental income
$411/night · 45% occ.
$62,097
Running costs (20%)
Utilities, cleaning, maintenance
-$12,419
Income tax (10%)
Indonesian rental income tax
-$17,387
Property tax
Annual property tax
-$0
Net income
2.4% ROI
$32,290

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

Exact location

Net Yield · Fully-Managed · After Tax

1.6%

on all-in cost of $1,495,707

Scenario
Pre-tax
After-tax
Owner-managed
3.0%
2.6%
Fully-managed
1.9%
1.6%
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

4.2%

Annual Revenue

$62,097

Income Tax / yr

$5,434

Payback

63 yrs

True All-In Cost
Asking price$1,358,696
IMT — transfer tax (non-resident 7.5%)$101,902
Stamp duty (0.8%)$10,870
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$8,696
All-in cost$1,495,707

Growth & Exit Strategy

How your investment grows over time

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

$6.3M$4.7M$3.1M$1.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.3M
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 28: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.5M
+22%
Rental Income
+$158K
Total Position
$1.7M
+34%
6.1%/yr
Year 10
Capital Value
$1.9M
+48%
Rental Income
+$341K
Total Position
$2.2M
+75%
5.8%/yr
Year 20
Capital Value
$2.7M
+119%
Rental Income
+$798K
Total Position
$3.5M
+183%
5.3%/yr
Year 30
Capital Value
$4.1M
+224%
Rental Income
+$1.4M
Total Position
$5.5M
+337%
5.0%/yr

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.4% annual return
Occupancy
Weak
45% average occupancy
Nightly Rate
Strong
$378 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $378 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.4% 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.
2.3%
$2,625/mo
40% occ.
3.1%
$3,500/mo
45% occ.
3.5%
$3,912/mo
current
55% occ.
4.2%
$4,787/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
$1,358,696
1.6%
Net yield
View original listing
Source verified · Idealista.pt · listed 2 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.