T2 flat in Rua da Alemanha, Ténis - Clube do Lago, Vilamoura, Quarteira
T2 flat in Rua da Alemanha, Ténis - Clube do Lago, Vilamoura, Quarteira — image 2T2 flat in Rua da Alemanha, Ténis - Clube do Lago, Vilamoura, Quarteira — image 3T2 flat in Rua da Alemanha, Ténis - Clube do Lago, Vilamoura, Quarteira — image 4T2 flat in Rua da Alemanha, Ténis - Clube do Lago, Vilamoura, Quarteira — image 5
Grade Bapartmentmid-range

T2 flat in Rua da Alemanha, Ténis - Clube do Lago, Vilamoura, Quarteira

Loulé/Vilamoura · Golden Triangle ·

€410,000

Asking Price (EUR)

5.0%

True Net Yield (Owner, all-in)

3.5%

True Net Yield (Managed, all-in)

7.7%

True Gross Yield

42%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 months ago and is currently at 17% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.75, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €36,325/yr
Average Daily Rate: €240
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 14.1 years
5-yr Capital Value: €538,734
10-yr Capital Value: €655,452
Brixfox Score: 64.3 / 100
Comparable Properties: 94
Data Confidence: 96%
Search Radius: 2 km

True Investment Cost

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

€473,665

+15.5% over asking

Asking price€410,000
IMT — Property transfer tax (investment schedule)€20,630
IS — Stamp duty (0.8%)€3,280
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,150
Total acquisition costs€31,310
Renovation (est. €55/m² × 91 m²)
Light touch-ups — paint, fixtures, deep clean.		€5,005
(€2,730–€7,280)
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)€473,665

Gross yield (asking price)

8.9%

True gross yield (all-in)

7.7%

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: 91 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: D
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large communal gardenmultiple swimming pools (main and small circular)traditional Portuguese architecture

Score Breakdown

ROI
18.72
Visual Appeal
10.2
Ownership Security
13
Location
8.4
Land & Space
3.82
Rental Demand
4.15
Payback Speed
3
STR Suitability
3

Description

We present this excellent T2 apartment exclusively, located in Vilamoura, on Rua da Alemanha, one of the most sought-after areas in the Algarve. Situated in a building with an elevator, this property offers an excellent combination of comfort, functionality, and a privileged location. The apartment features: Spacious

Location

📍 37.0680°N, 8.1000°W

· Loulé/Vilamoura, Algarve, Portugal

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Idealista.pt
Loulé/Vilamoura / Golden Triangle

T2 flat in Rua da Alemanha, Ténis - Clube do Lago, Vilamoura, Quarteira

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

Grade B investment — short-term rental yields 6.0% net return annually.

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The Investment

Brixfox Score64
GradeB
Brixfox Intelligence
64BStrong
Score Breakdown
ROI & Yield70%
Capital Growth67%
Risk Profile66%
Market Demand64%

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.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+12.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$126K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.0%
$2,216/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
16.8 yr
Rental only

Property details

Energy: D
Condition: good

Description

We present this excellent T2 apartment exclusively, located in Vilamoura, on Rua da Alemanha, one of the most sought-after areas in the Algarve. Situated in a building with an elevator, this property offers an excellent combination of comfort, functionality, and a privileged location. The apartment features: Spacious

Income Breakdown

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Nightly Rate (ADR)
$347/night
50% ($160)Brixfox estimate($347/night)200% ($639)
Occupancy
42%
10%Brixfox estimate(42%)100%

Short-Term Rental

Yearly income
$26,586
Airbnb data$347/night · 42% occupancy
Rental income
$347/night · 42% occ.
$52,627
Running costs (20%)
Utilities, cleaning, maintenance
-$10,525
Income tax (10%)
Indonesian rental income tax
-$14,736
Property tax
Annual property tax
-$780
Net income
6.0% ROI
$26,586

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$445,652
IMT (transfer tax, investment schedule)$22,424
Imposto de Selo (stamp duty)$3,565
Notary & registration$1,359
Legal / due diligence$6,685
Total acquisition costs$34,033
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$5,440
($2,967–$7,913)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$29,728
All-in investment$514,853

Gross yield (asking)

11.8%

True gross yield (all-in)

10.2%

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.

$2.9M$2.2M$1.4M$717K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $410K
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 14: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$499K
+22%
Rental Income
+$130K
Total Position
$629K
+53%
8.9%/yr
Year 10
Capital Value
$607K
+48%
Rental Income
+$280K
Total Position
$887K
+116%
8.0%/yr
Year 20
Capital Value
$898K
+119%
Rental Income
+$657K
Total Position
$1.6M
+279%
6.9%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$1.2M
Total Position
$2.5M
+508%
6.2%/yr

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.0% annual return
Occupancy
Weak
42% average occupancy
Nightly Rate
Strong
$319 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 $319 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 42% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
5.8%
$2,152/mo
40% occ.
7.8%
$2,890/mo
42% occ.
8.1%
$3,005/mo
current
52% occ.
10.1%
$3,744/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.