T1 flat in Marina de Vilamoura, Vilamoura, Quarteira
T1 flat in Marina de Vilamoura, Vilamoura, Quarteira — image 2T1 flat in Marina de Vilamoura, Vilamoura, Quarteira — image 3T1 flat in Marina de Vilamoura, Vilamoura, Quarteira — image 4T1 flat in Marina de Vilamoura, Vilamoura, Quarteira — image 5
Grade Bapartmentmid-range

T1 flat in Marina de Vilamoura, Vilamoura, Quarteira

Loulé/Vilamoura · Golden Triangle ·

€300,000

Asking Price (EUR)

4.1%

True Net Yield (Owner, all-in)

2.9%

True Net Yield (Managed, all-in)

6.4%

True Gross Yield

45%

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: €21,628/yr
Average Daily Rate: €132
Payback Period: 17.3 years
5-yr Capital Value: €394,196
10-yr Capital Value: €479,599
Brixfox Score: 61.3 / 100
Comparable Properties: 80
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.

€339,647

+13.2% over asking

Asking price€300,000
IMT — Property transfer tax (investment schedule)€11,997
IS — Stamp duty (0.8%)€2,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,500
Total acquisition costs€20,147
Renovation€0 — move-in ready
Furnishing & STR launch (1bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€19,500
All-in investment (incl. renovation & furnishing)€339,647

Gross yield (asking price)

7.2%

True gross yield (all-in)

6.4%

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: 1
Bathrooms: 1
Building: 77 m²
Style: contemporary
Condition: excellent
Year Built: 1989
Energy Certificate: C

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
16.67
Visual Appeal
10.2
Ownership Security
13
Location
8.4
Land & Space
3.54
Rental Demand
4.5
Payback Speed
2
STR Suitability
3

Description

This renovated studio +1 apartment, located close to Vilamoura Marina, stands out for its generous 33m² terrace, full refurbishment in 2023 and privileged location within walking distance of the marina and just 1 km from Falésia Beach. A versatile property, ideal as a holiday home, second residence or high-yield invest

Location

📍 37.0816°N, 8.1184°W

· Loulé/Vilamoura, Algarve, Portugal

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Loulé/Vilamoura / Golden Triangle

T1 flat in Marina de Vilamoura, Vilamoura, Quarteira

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

Grade B investment — short-term rental yields 4.8% net return annually.

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The Investment

Brixfox Score61
GradeB
Brixfox Intelligence
61BStrong
Score Breakdown
ROI & Yield67%
Capital Growth64%
Risk Profile63%
Market Demand61%

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
+11.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$92K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.8%
$1,308/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
20.8 yr
Rental only

Property details

Year built: 1989
Energy: C
Condition: excellent

Description

This renovated studio +1 apartment, located close to Vilamoura Marina, stands out for its generous 33m² terrace, full refurbishment in 2023 and privileged location within walking distance of the marina and just 1 km from Falésia Beach. A versatile property, ideal as a holiday home, second residence or high-yield invest

Income Breakdown

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Nightly Rate (ADR)
$190/night
50% ($88)Brixfox estimate($190/night)200% ($350)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$15,700
Airbnb data$190/night · 45% occupancy
Rental income
$190/night · 45% occ.
$31,289
Running costs (20%)
Utilities, cleaning, maintenance
-$6,258
Income tax (10%)
Indonesian rental income tax
-$8,761
Property tax
Annual property tax
-$571
Net income
4.8% ROI
$15,700

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$326,087
IMT (transfer tax, investment schedule)$13,040
Imposto de Selo (stamp duty)$2,609
Notary & registration$1,359
Legal / due diligence$4,891
Total acquisition costs$21,899
RenovationMove-in ready
Furnishing & STR launch
1bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$21,196
All-in investment$369,182

Gross yield (asking)

9.6%

True gross yield (all-in)

8.5%

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.

$1.9M$1.4M$955K$477K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $300K
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 17: 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
$365K
+22%
Rental Income
+$77K
Total Position
$442K
+47%
8.0%/yr
Year 10
Capital Value
$444K
+48%
Rental Income
+$166K
Total Position
$610K
+103%
7.3%/yr
Year 20
Capital Value
$657K
+119%
Rental Income
+$388K
Total Position
$1.0M
+248%
6.4%/yr
Year 30
Capital Value
$973K
+224%
Rental Income
+$687K
Total Position
$1.7M
+453%
5.9%/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
Average
4.8% annual return
Occupancy
Average
45% average occupancy
Nightly Rate
Good
$175 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

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.8% 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.
4.3%
$1,169/mo
40% occ.
5.8%
$1,574/mo
45% occ.
6.5%
$1,778/mo
current
55% occ.
8.0%
$2,183/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.