T4 flat in Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Vilamoura, Quarteira
T4 flat in Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Vilamoura, Quarteira — image 2T4 flat in Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Vilamoura, Quarteira — image 3T4 flat in Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Vilamoura, Quarteira — image 4T4 flat in Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Vilamoura, Quarteira — image 5
Grade B+apartmentmid-range

T4 flat in Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Vilamoura, Quarteira

Loulé/Vilamoura · Golden Triangle ·

€650,000

Asking Price (EUR)

8.9%

True Net Yield (Owner, all-in)

6.1%

True Net Yield (Managed, all-in)

13.6%

True Gross Yield

42%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 months ago and is currently at 16% 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: €103,487/yr
Average Daily Rate: €670
+10.0% vs area baselineModern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 8.4 years
5-yr Capital Value: €919,790
10-yr Capital Value: €1.1M
Brixfox Score: 73.8 / 100
Comparable Properties: 5
Data Confidence: 70%
Search Radius: 2 km

True Investment Cost

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

€759,230

+16.8% over asking

Asking price€650,000
IMT — Property transfer tax (investment schedule)€39,000
IS — Stamp duty (0.8%)€5,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€9,750
Total acquisition costs€55,200
Renovation (est. €55/m² × 336 m²)
Light touch-ups — paint, fixtures, deep clean.		€18,480
(€10,080–€26,880)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€35,550
All-in investment (incl. renovation & furnishing)€759,230

Gross yield (asking price)

15.9%

True gross yield (all-in)

13.6%

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: 4
Bathrooms: 4
Building: 336 m²
Style: contemporary
Condition: good
Year Built: 2009
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

outdoor dining areabrick accent wall

Score Breakdown

ROI
25
Visual Appeal
10.2
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
4.23
Payback Speed
4
STR Suitability
3

Description

Fantastic 2+2 bedroom apartment located in the prestigious area of Vilamoura. Spread over three floors, this property stands out for its brightness, comfort, and high-quality finishes. On the main floor, there is a spacious living room with a fireplace and air conditioning, overlooking the condominium pool and with a

Location

📍 37.0680°N, 8.1000°W

· Loulé/Vilamoura, Algarve, Portugal

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

T4 flat in Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Vilamoura, Quarteira

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
336 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 10.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score74
GradeB+
Brixfox Intelligence
74B+Strong
Score Breakdown
ROI & Yield81%
Capital Growth78%
Risk Profile75%
Market Demand74%

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
+17.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$200K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.9%
$6,423/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.2 yr
Rental only

Property details

Year built: 2009
Energy: C
Condition: good

Description

Fantastic 2+2 bedroom apartment located in the prestigious area of Vilamoura. Spread over three floors, this property stands out for its brightness, comfort, and high-quality finishes. On the main floor, there is a spacious living room with a fireplace and air conditioning, overlooking the condominium pool and with a

Income Breakdown

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Nightly Rate (ADR)
$975/night
50% ($448)Brixfox estimate($975/night)200% ($1793)
Occupancy
42%
10%Brixfox estimate(42%)100%

Short-Term Rental

Yearly income
$77,074
Airbnb data$975/night · 42% occupancy
Rental income
$975/night · 42% occ.
$150,597
Running costs (20%)
Utilities, cleaning, maintenance
-$30,119
Income tax (10%)
Indonesian rental income tax
-$42,167
Property tax
Annual property tax
-$1,236
Net income
10.9% ROI
$77,074

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$706,522
IMT (transfer tax, investment schedule)$42,391
Imposto de Selo (stamp duty)$5,652
Notary & registration$1,359
Legal / due diligence$10,598
Total acquisition costs$60,000
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$20,087
($10,957–$29,217)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$38,641
All-in investment$825,250

Gross yield (asking)

21.3%

True gross yield (all-in)

18.2%

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.

$6.3M$4.7M$3.2M$1.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $650K
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 9: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$791K
+22%
Rental Income
+$376K
Total Position
$1.2M
+80%
12.4%/yr
Year 10
Capital Value
$962K
+48%
Rental Income
+$813K
Total Position
$1.8M
+173%
10.6%/yr
Year 20
Capital Value
$1.4M
+119%
Rental Income
+$1.9M
Total Position
$3.3M
+412%
8.5%/yr
Year 30
Capital Value
$2.1M
+224%
Rental Income
+$3.4M
Total Position
$5.5M
+743%
7.4%/yr

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
10.9% annual return
Occupancy
Weak
42% average occupancy
Nightly Rate
Strong
$897 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

High rental yield at 10.9% — outperforms most villas in this market
Premium nightly rate of $897 — 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.
10.4%
$6,123/mo
40% occ.
13.9%
$8,198/mo
42% occ.
14.7%
$8,682/mo
current
52% occ.
18.3%
$10,757/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.