T2 flat in Rua Amoreiras, Nn, Canais do Golfe - Sector 5, Vilamoura, Quarteira
T2 flat in Rua Amoreiras, Nn, Canais do Golfe - Sector 5, Vilamoura, Quarteira — image 2T2 flat in Rua Amoreiras, Nn, Canais do Golfe - Sector 5, Vilamoura, Quarteira — image 3T2 flat in Rua Amoreiras, Nn, Canais do Golfe - Sector 5, Vilamoura, Quarteira — image 4T2 flat in Rua Amoreiras, Nn, Canais do Golfe - Sector 5, Vilamoura, Quarteira — image 5
Grade Bapartmentluxury

T2 flat in Rua Amoreiras, Nn, Canais do Golfe - Sector 5, Vilamoura, Quarteira

Loulé/Vilamoura · Golden Triangle ·

€895,000

Asking Price (EUR)

2.3%

True Net Yield (Owner, all-in)

1.6%

True Net Yield (Managed, all-in)

3.5%

True Gross Yield

35%

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: €35,178/yr
Average Daily Rate: €274
+26.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Luxury finish (+8%)
Payback Period: 31.4 years
5-yr Capital Value: €1.2M
10-yr Capital Value: €1.4M
Brixfox Score: 59.2 / 100
Comparable Properties: 92
Data Confidence: 94%
Search Radius: 2 km

True Investment Cost

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

€1.0M

+13.2% over asking

Asking price€895,000
IMT — Property transfer tax (investment schedule)€53,700
IS — Stamp duty (0.8%)€7,160
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€13,425
Total acquisition costs€75,535
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€42,450
All-in investment (incl. renovation & furnishing)€1.0M

Gross yield (asking price)

3.9%

True gross yield (all-in)

3.5%

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: 3
Building: 107 m²
Style: contemporary
Condition: new-build
Energy Certificate: A
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

terraced balconies with natural wood accentsintegrated landscaping and green spacesmodern architectural lineswooden walkways

Score Breakdown

ROI
11.53
Visual Appeal
15.6
Ownership Security
13
Location
8.4
Land & Space
4.14
Rental Demand
3.52
Payback Speed
0
STR Suitability
3

Description

O LUMARE is a luxury residential development, developed by Fercopor, which marks its second project in the Algarve. This development consists of a private condominium with 4 buildings, each with 4 floors, with a total of 62 luxury apartments from 1 to 4 bedrooms, of which 6 penthouses with a private pool on the roof st

Location

📍 37.0825°N, 8.1202°W

· Loulé/Vilamoura, Algarve, Portugal

View on Sotheby's Realty Vilamoura →Also on Idealista.pt
Idealista.pt
Loulé/Vilamoura / Golden Triangle

T2 flat in Rua Amoreiras, Nn, Canais do Golfe - Sector 5, Vilamoura, Quarteira

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

Grade B investment — short-term rental yields 2.6% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score59
GradeB
Brixfox Intelligence
59BStrong
Score Breakdown
ROI & Yield65%
Capital Growth62%
Risk Profile61%
Market Demand59%

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
+8.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$275K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.6%
$2,092/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
38.7 yr
Rental only

Property details

Energy: A
Condition: new-build

Description

O LUMARE is a luxury residential development, developed by Fercopor, which marks its second project in the Algarve. This development consists of a private condominium with 4 buildings, each with 4 floors, with a total of 62 luxury apartments from 1 to 4 bedrooms, of which 6 penthouses with a private pool on the roof st

Income Breakdown

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Nightly Rate (ADR)
$402/night
50% ($185)Brixfox estimate($402/night)200% ($739)
Occupancy
35%
10%Brixfox estimate(35%)100%

Short-Term Rental

Yearly income
$25,109
Airbnb data$402/night · 35% occupancy
Rental income
$402/night · 35% occ.
$51,561
Running costs (20%)
Utilities, cleaning, maintenance
-$10,312
Income tax (10%)
Indonesian rental income tax
-$14,437
Property tax
Annual property tax
-$1,702
Net income
2.6% ROI
$25,109

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$972,826
IMT (transfer tax, investment schedule)$58,370
Imposto de Selo (stamp duty)$7,783
Notary & registration$1,359
Legal / due diligence$14,592
Total acquisition costs$82,103
RenovationMove-in ready
Furnishing & STR launch
2bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$46,141
All-in investment$1,101,071

Gross yield (asking)

5.3%

True gross yield (all-in)

4.7%

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.

$4.6M$3.5M$2.3M$1.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $895K
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 27: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.1M
+22%
Rental Income
+$123K
Total Position
$1.2M
+35%
6.2%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$265K
Total Position
$1.6M
+78%
5.9%/yr
Year 20
Capital Value
$2.0M
+119%
Rental Income
+$621K
Total Position
$2.6M
+188%
5.4%/yr
Year 30
Capital Value
$2.9M
+224%
Rental Income
+$1.1M
Total Position
$4.0M
+347%
5.1%/yr

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.6% annual return
Occupancy
Weak
35% average occupancy
Nightly Rate
Strong
$370 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 $370 — 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 2.6% is below 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.
3.0%
$2,424/mo
40% occ.
4.0%
$3,279/mo
35% occ.
3.5%
$2,865/mo
current
45% occ.
4.6%
$3,721/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.