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

T2 flat in Marina de Vilamoura, Vilamoura, Quarteira

Loulé/Vilamoura · Golden Triangle ·

€450,000

Asking Price (EUR)

4.6%

True Net Yield (Owner, all-in)

3.2%

True Net Yield (Managed, all-in)

7.0%

True Gross Yield

42%

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: €36,431/yr
Average Daily Rate: €240
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 15.4 years
5-yr Capital Value: €591,293
10-yr Capital Value: €719,399
Brixfox Score: 63.9 / 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.

€519,325

+15.4% over asking

Asking price€450,000
IMT — Property transfer tax (investment schedule)€23,830
IS — Stamp duty (0.8%)€3,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,750
Total acquisition costs€35,430
Renovation (est. €55/m² × 119 m²)
Light touch-ups — paint, fixtures, deep clean.		€6,545
(€3,570–€9,520)
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)€519,325

Gross yield (asking price)

8.1%

True gross yield (all-in)

7.0%

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: 119 m²
Style: portuguese-traditional
Condition: good
Year Built: 2000
Energy Certificate: D
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

multi-level poolwaterfall feature

Score Breakdown

ROI
17.75
Visual Appeal
10.2
Ownership Security
13
Location
8.4
Land & Space
4.38
Rental Demand
4.15
Payback Speed
3
STR Suitability
3

Description

Excellent opportunity in the heart of Vilamoura! Apartment comprising entrance hall, living and dining room, fitted kitchen, two bedrooms with built-in wardrobes, one of which is a suite, bathroom and a large balcony. The condominium also offers the comfort of private parking, elevators and swimming pool. This apart

Location

📍 37.0680°N, 8.1000°W

· Loulé/Vilamoura, Algarve, Portugal

View on Sortami - Mediação Imobiliária, Lda. →Also on Idealista.pt
Idealista.pt
Loulé/Vilamoura / Golden Triangle

T2 flat in Marina de Vilamoura, Vilamoura, Quarteira

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

Grade B investment — short-term rental yields 5.4% net return annually.

Go to Source via Idealista.pt

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.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+11.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$138K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.4%
$2,209/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
18.5 yr
Rental only

Property details

Year built: 2000
Energy: D
Condition: good

Description

Excellent opportunity in the heart of Vilamoura! Apartment comprising entrance hall, living and dining room, fitted kitchen, two bedrooms with built-in wardrobes, one of which is a suite, bathroom and a large balcony. The condominium also offers the comfort of private parking, elevators and swimming pool. This apart

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
$26,510
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
-$856
Net income
5.4% ROI
$26,510

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$489,130
IMT (transfer tax, investment schedule)$25,902
Imposto de Selo (stamp duty)$3,913
Notary & registration$1,359
Legal / due diligence$7,337
Total acquisition costs$38,511
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$7,114
($3,880–$10,348)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$29,728
All-in investment$564,484

Gross yield (asking)

10.8%

True gross yield (all-in)

9.3%

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.

$3.0M$2.3M$1.5M$753K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $450K
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 15: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$547K
+22%
Rental Income
+$129K
Total Position
$677K
+50%
8.5%/yr
Year 10
Capital Value
$666K
+48%
Rental Income
+$280K
Total Position
$946K
+110%
7.7%/yr
Year 20
Capital Value
$986K
+119%
Rental Income
+$655K
Total Position
$1.6M
+265%
6.7%/yr
Year 30
Capital Value
$1.5M
+224%
Rental Income
+$1.2M
Total Position
$2.6M
+482%
6.0%/yr

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.4% 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.
5.3%
$2,145/mo
40% occ.
7.1%
$2,884/mo
42% occ.
7.4%
$2,999/mo
current
52% occ.
9.2%
$3,737/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.