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

T2 flat in Avenida da Marina, Marina de Vilamoura, Vilamoura, Quarteira

Loulé/Vilamoura · Golden Triangle ·

€649,000

Asking Price (EUR)

3.8%

True Net Yield (Owner, all-in)

2.6%

True Net Yield (Managed, all-in)

5.8%

True Gross Yield

46%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 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: €42,373/yr
Average Daily Rate: €251
+25.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%)
Payback Period: 20.3 years
5-yr Capital Value: €906,650
10-yr Capital Value: €1.1M
Brixfox Score: 61.6 / 100
Comparable Properties: 87
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.

€731,467

+12.7% over asking

Asking price€649,000
IMT — Property transfer tax (investment schedule)€38,940
IS — Stamp duty (0.8%)€5,192
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€9,735
Total acquisition costs€55,117
Renovation€0 — move-in ready
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)€731,467

Gross yield (asking price)

6.5%

True gross yield (all-in)

5.8%

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: 2
Building: 84 m²
Style: contemporary
Condition: excellent
Year Built: 1991
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

marina and ocean viewmodern open-plan living arealight wood flooring

Score Breakdown

ROI
15.35
Visual Appeal
12.6
Ownership Security
13
Location
8.4
Land & Space
3.68
Rental Demand
4.62
Payback Speed
1
STR Suitability
3

Description

1+1 bedroom apartment in the Olympus Building – Vilamoura Marina Excellent 1+1 bedroom apartment with 68 m² of floor space and an 18 m² balcony, located in the prestigious Olympus building, right in the heart of Vilamoura Marina, one of the most sought-after and valued areas in the Algarve. The property features: • O

Location

📍 37.0680°N, 8.1000°W

· Loulé/Vilamoura, Algarve, Portugal

View on Century21 Realty Art M&J →Also on Idealista.pt
Idealista.pt
Loulé/Vilamoura / Golden Triangle

T2 flat in Avenida da Marina, Marina de Vilamoura, Vilamoura, Quarteira

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

Grade B investment — short-term rental yields 4.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score62
GradeB
Brixfox Intelligence
62BStrong
Score Breakdown
ROI & Yield68%
Capital Growth65%
Risk Profile64%
Market Demand62%

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
+10.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$199K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.3%
$2,552/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
23.0 yr
Rental only

Property details

Year built: 1991
Energy: C
Condition: excellent

Description

1+1 bedroom apartment in the Olympus Building – Vilamoura Marina Excellent 1+1 bedroom apartment with 68 m² of floor space and an 18 m² balcony, located in the prestigious Olympus building, right in the heart of Vilamoura Marina, one of the most sought-after and valued areas in the Algarve. The property features: • O

Income Breakdown

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Nightly Rate (ADR)
$363/night
50% ($167)Brixfox estimate($363/night)200% ($668)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$30,624
Airbnb data$363/night · 46% occupancy
Rental income
$363/night · 46% occ.
$61,266
Running costs (20%)
Utilities, cleaning, maintenance
-$12,253
Income tax (10%)
Indonesian rental income tax
-$17,155
Property tax
Annual property tax
-$1,235
Net income
4.3% ROI
$30,624

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$705,435
IMT (transfer tax, investment schedule)$42,326
Imposto de Selo (stamp duty)$5,643
Notary & registration$1,359
Legal / due diligence$10,582
Total acquisition costs$59,910
RenovationMove-in ready
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$29,728
All-in investment$795,073

Gross yield (asking)

8.7%

True gross yield (all-in)

7.7%

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.

$4.0M$3.0M$2.0M$991K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $649K
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 18: 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
$790K
+22%
Rental Income
+$150K
Total Position
$939K
+45%
7.7%/yr
Year 10
Capital Value
$961K
+48%
Rental Income
+$323K
Total Position
$1.3M
+98%
7.1%/yr
Year 20
Capital Value
$1.4M
+119%
Rental Income
+$757K
Total Position
$2.2M
+236%
6.2%/yr
Year 30
Capital Value
$2.1M
+224%
Rental Income
+$1.3M
Total Position
$3.4M
+431%
5.7%/yr

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.3% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$334 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $334 — 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 4.3% 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.
3.8%
$2,217/mo
40% occ.
5.1%
$2,990/mo
46% occ.
5.9%
$3,471/mo
current
56% occ.
7.2%
$4,244/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.