T3 flat, Marina de Vilamoura, 10, Marina de Vilamoura, Vilamoura, Quarteira
T3 flat, Marina de Vilamoura, 10, Marina de Vilamoura, Vilamoura, Quarteira — image 2T3 flat, Marina de Vilamoura, 10, Marina de Vilamoura, Vilamoura, Quarteira — image 3T3 flat, Marina de Vilamoura, 10, Marina de Vilamoura, Vilamoura, Quarteira — image 4T3 flat, Marina de Vilamoura, 10, Marina de Vilamoura, Vilamoura, Quarteira — image 5
Grade Bapartmentluxury

T3 flat, Marina de Vilamoura, 10, Marina de Vilamoura, Vilamoura, Quarteira

Loulé/Vilamoura · Golden Triangle ·

€1.8M

Asking Price (EUR)

2.6%

True Net Yield (Owner, all-in)

1.8%

True Net Yield (Managed, all-in)

4.0%

True Gross Yield

42%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €82,033/yr
Average Daily Rate: €529
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 27.1 years
5-yr Capital Value: €2.4M
10-yr Capital Value: €2.9M
Brixfox Score: 63.7 / 100
Comparable Properties: 36
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.

€2.0M

+12.7% over asking

Asking price€1.8M
IMT — Property transfer tax (investment schedule)€135,000
IS — Stamp duty (0.8%)€14,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€27,000
Total acquisition costs€177,650
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€51,300
All-in investment (incl. renovation & furnishing)€2.0M

Gross yield (asking price)

4.6%

True gross yield (all-in)

4.0%

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: 3
Bathrooms: 2
Building: 280 m²
Style: contemporary
Condition: excellent
Year Built: 1991
Energy Certificate: Exempt
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity-edge poolmarina viewrooftop terrace

Score Breakdown

ROI
13.47
Visual Appeal
15.6
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
4.25
Payback Speed
0
STR Suitability
3

Description

Three-bedroom apartment, one en suite, with two fronts overlooking the magnificent Vilamoura Marina. Located in a gated comdominium, featuring a leisure area with a swimming pool surrounded by gardens. A unique opportunity to acquire an apartment with privileged sun exposure, flooding with natural light, and a spaciou

Location

📍 37.0774°N, 8.1220°W

· Loulé/Vilamoura, Algarve, Portugal

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Loulé/Vilamoura / Golden Triangle

T3 flat, Marina de Vilamoura, 10, Marina de Vilamoura, Vilamoura, Quarteira

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

Grade B investment — short-term rental yields 3.0% 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.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+9.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$553K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.0%
$4,922/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
33.1 yr
Rental only

Property details

Year built: 1991
Energy: Exempt
Condition: excellent

Description

Three-bedroom apartment, one en suite, with two fronts overlooking the magnificent Vilamoura Marina. Located in a gated comdominium, featuring a leisure area with a swimming pool surrounded by gardens. A unique opportunity to acquire an apartment with privileged sun exposure, flooding with natural light, and a spaciou

Income Breakdown

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Nightly Rate (ADR)
$775/night
50% ($357)Brixfox estimate($775/night)200% ($1426)
Occupancy
42%
10%Brixfox estimate(42%)100%

Short-Term Rental

Yearly income
$59,064
Airbnb data$775/night · 42% occupancy
Rental income
$775/night · 42% occ.
$120,170
Running costs (20%)
Utilities, cleaning, maintenance
-$24,034
Income tax (10%)
Indonesian rental income tax
-$33,647
Property tax
Annual property tax
-$3,424
Net income
3.0% ROI
$59,064

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$1,956,522
IMT (transfer tax, investment schedule)$146,739
Imposto de Selo (stamp duty)$15,652
Notary & registration$1,359
Legal / due diligence$29,348
Total acquisition costs$193,098
RenovationMove-in ready
Furnishing & STR launch
3bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$55,761
All-in investment$2,205,380

Gross yield (asking)

6.1%

True gross yield (all-in)

5.4%

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.

$9.7M$7.3M$4.8M$2.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.8M
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 24: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.2M
+22%
Rental Income
+$288K
Total Position
$2.5M
+38%
6.6%/yr
Year 10
Capital Value
$2.7M
+48%
Rental Income
+$623K
Total Position
$3.3M
+83%
6.2%/yr
Year 20
Capital Value
$3.9M
+119%
Rental Income
+$1.5M
Total Position
$5.4M
+200%
5.7%/yr
Year 30
Capital Value
$5.8M
+224%
Rental Income
+$2.6M
Total Position
$8.4M
+368%
5.3%/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
3.0% annual return
Occupancy
Weak
42% average occupancy
Nightly Rate
Strong
$713 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $713 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.0% 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.
2.9%
$4,666/mo
40% occ.
3.9%
$6,316/mo
42% occ.
4.1%
$6,725/mo
current
52% occ.
5.1%
$8,375/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.