T1 flat in Rua da França, Nn, Ténis - Clube do Lago, Vilamoura, Quarteira
T1 flat in Rua da França, Nn, Ténis - Clube do Lago, Vilamoura, Quarteira — image 2T1 flat in Rua da França, Nn, Ténis - Clube do Lago, Vilamoura, Quarteira — image 3T1 flat in Rua da França, Nn, Ténis - Clube do Lago, Vilamoura, Quarteira — image 4T1 flat in Rua da França, Nn, Ténis - Clube do Lago, Vilamoura, Quarteira — image 5
Grade Bapartmentmid-range

T1 flat in Rua da França, Nn, Ténis - Clube do Lago, Vilamoura, Quarteira

Loulé/Vilamoura · Golden Triangle ·

€339,000

Asking Price (EUR)

4.6%

True Net Yield (Owner, all-in)

3.2%

True Net Yield (Managed, all-in)

7.0%

True Gross Yield

44%

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: €27,404/yr
Average Daily Rate: €172
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 15.4 years
5-yr Capital Value: €445,441
10-yr Capital Value: €541,947
Brixfox Score: 63.8 / 100
Comparable Properties: 81
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.

€389,012

+14.8% over asking

Asking price€339,000
IMT — Property transfer tax (investment schedule)€14,950
IS — Stamp duty (0.8%)€2,712
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,085
Total acquisition costs€23,997
Renovation (est. €55/m² × 73 m²)
Light touch-ups — paint, fixtures, deep clean.		€4,015
(€2,190–€5,840)
Furnishing & STR launch (1bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€22,000
All-in investment (incl. renovation & furnishing)€389,012

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: 1
Bathrooms: 1
Building: 73 m²
Style: portuguese-traditional
Condition: good
Year Built: 1991
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

mature pine treeslarge communal poolwell-maintained gardens

Score Breakdown

ROI
17.73
Visual Appeal
10.8
Ownership Security
13
Location
8.4
Land & Space
3.46
Rental Demand
4.37
Payback Speed
3
STR Suitability
3

Description

Apartment for sale in Vilamoura, Algarve. This T1 apartment is located in a residential area about 5 minutes from the center of Vilamoura, in an excellent private condominium where the well-maintained garden with an extensive lawn, two swimming pools, one for adults and one for children, and a support bar, as well as a

Location

📍 37.0906°N, 8.1130°W

· Loulé/Vilamoura, Algarve, Portugal

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Idealista.pt
Loulé/Vilamoura / Golden Triangle

T1 flat in Rua da França, Nn, Ténis - Clube do Lago, Vilamoura, Quarteira

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
73 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%
+$104K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.4%
$1,663/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: 1991
Energy: C
Condition: good

Description

Apartment for sale in Vilamoura, Algarve. This T1 apartment is located in a residential area about 5 minutes from the center of Vilamoura, in an excellent private condominium where the well-maintained garden with an extensive lawn, two swimming pools, one for adults and one for children, and a support bar, as well as a

Income Breakdown

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Nightly Rate (ADR)
$249/night
50% ($114)Brixfox estimate($249/night)200% ($457)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$19,958
Airbnb data$249/night · 44% occupancy
Rental income
$249/night · 44% occ.
$39,621
Running costs (20%)
Utilities, cleaning, maintenance
-$7,924
Income tax (10%)
Indonesian rental income tax
-$11,094
Property tax
Annual property tax
-$645
Net income
5.4% ROI
$19,958

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$368,478
IMT (transfer tax, investment schedule)$16,250
Imposto de Selo (stamp duty)$2,948
Notary & registration$1,359
Legal / due diligence$5,527
Total acquisition costs$26,084
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$4,364
($2,380–$6,348)
Furnishing & STR launch
1bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$23,913
All-in investment$422,839

Gross yield (asking)

10.8%

True gross yield (all-in)

9.4%

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.

$2.3M$1.7M$1.1M$567K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $339K
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
$412K
+22%
Rental Income
+$97K
Total Position
$510K
+50%
8.5%/yr
Year 10
Capital Value
$502K
+48%
Rental Income
+$210K
Total Position
$712K
+110%
7.7%/yr
Year 20
Capital Value
$743K
+119%
Rental Income
+$493K
Total Position
$1.2M
+265%
6.7%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$874K
Total Position
$2.0M
+482%
6.0%/yr

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.4% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Strong
$229 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $229 — 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 44% — 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.
5.0%
$1,534/mo
40% occ.
6.7%
$2,064/mo
44% occ.
7.4%
$2,258/mo
current
54% occ.
9.1%
$2,787/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.