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

Duplex in Rua das Amoreiras, Nn, Canais do Golfe - Sector 5, Vilamoura, Quarteira

Loulé/Vilamoura · Golden Triangle ·

€2.0M

Asking Price (EUR)

Net yield — free account

True Net Yield (after-tax, all-in)

1.6%

True Gross Yield

40%

Occupancy

Projected Gross Revenue: €37,156/yr
Average Daily Rate: €251
+25.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%) — combined adjustment capped at +25%
5-yr Capital Value: €2.4M
10-yr Capital Value: €2.8M
Brixfox Score: 65.9 / 100
Comparable Properties: 29
Data Confidence: 95%
Search Radius: 2 km

True Investment Cost

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

€2.3M

+12.4% over asking

Asking price€2.0M
IMT — Property transfer tax (investment schedule)€153,750
IS — Stamp duty (0.8%)€16,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€30,750
Total acquisition costs€202,150
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)€2.3M

Gross yield (asking price)

1.8%

True gross yield (all-in)

1.6%

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: 3
Bathrooms: 4
Building: 398 m²
Style: contemporary
Condition: new-build
Energy Certificate: A
Private Pool
View

AL licence status unconfirmed

No AL licence is on record for this listing. The Algarve has no containment zones, so a new AL registration is normally obtainable — verify with the local câmara municipal before counting on STR income.

Design Features

rooftop terrace with integrated poolmulti-level decking and seating areaslandscaped planters with native-style vegetationpanoramic countryside views

Score Breakdown

ROI
1.92
Visual Appeal
15.6
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
4.05
Payback Speed
0
STR Suitability
4

Description

LUMARE | Vilamoura, Luxury Apartments is a luxury residential development, located in the heart of Vilamoura, it is a project that stands out for its contemporary architecture, consists of a private condominium, with 4 buildings with 4 floors each, in a total of 62 apartments of typologies T1 to T4, which offer ample a

Location

📍 37.0832°N, 8.1189°W

Approximate location

· Loulé/Vilamoura, Algarve, Portugal

Confirmed on the market 3 days ago.

Listed by Kat Properties via Idealista.pt
3-bedroom freehold apartment in Loulé/Vilamoura — photo 1 of 5
Idealista.pt
1 / 5
3-bedroom freehold apartment in Loulé/Vilamoura — photo 2 of 5
2 / 5
3-bedroom freehold apartment in Loulé/Vilamoura — photo 3 of 5
3 / 5
3-bedroom freehold apartment in Loulé/Vilamoura — photo 4 of 5
4 / 5
3-bedroom freehold apartment in Loulé/Vilamoura — photo 5 of 5
5 / 5

Duplex in Rua das Amoreiras, Nn, Canais do Golfe - Sector 5, Vilamoura, Quarteira

Loulé/Vilamoura · Golden Triangle · Ref BF-8128Source · Idealista.pt · listed 16 Apr 2026
Asking price
€2,050,000
Inquire — direct to agent
Bedrooms
3
Bathrooms
4
Built area
398 m²
Brixfox Score 66 · BFinancial analysis ↓

Unlock full financial data

Get revenue, ROI calculations, AI audits, and investment scores for every property.

Property details

Energy: A
Condition: new-build

Description

LUMARE | Vilamoura, Luxury Apartments is a luxury residential development, located in the heart of Vilamoura, it is a project that stands out for its contemporary architecture, consists of a private condominium, with 4 buildings with 4 floors each, in a total of 62 apartments of typologies T1 to T4, which offer ample a

Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Fully managed is the Brixfox Standard shown on every card: a full-service manager whose commission includes the OTA/channel listing (not the cleaning cost — changeovers are funded by guest cleaning fees; you bear the residual). Self-managed drops the commission but pays the OTA host fee, staff/local operations and your own time directly. Both scenarios divide the SAME gross revenue — the toggle changes the cost stack, not the revenue. That revenue is observed from actively-operated comps, so self-managed assumes you match their performance.Both scenarios share the same projected revenue — the toggle changes who runs the property and what that costs, not what it earns.
Net yieldNet operating income ÷ all-in investment. After local operating taxes; before home-country personal tax and financing costs. Modelled from observed market performance of comparable Airbnb listings.
Gross yield · all-in basis
Before tax in your home country and financing costs. Estimates, not financial advice.

Revenue assumptions

Derived from the comparable Airbnb listings below. The headline ADR and revenue are the expected BOOKED figures — nearby asking prices corrected by our measured asking-to-booked factor (Portugal's calendar dataset is young, so this is a conservative estimate). Occupancy is the seasonality-adjusted full-year rate. The comp cards below show raw asking prices.
Expected ADR
€251
Expected booked rate (asking prices × measured booked factor)
Expected occupancy
40%
Full-year estimate, market-calibrated
Projected annual revenue
€37,156
ADR × occupancy × 365
Comp data observed in USD · converted at €0.88/$
Seasonal occupancy pattern
Peak Aug +50% · Low Dec -41%
J
F
M
A
M
J
J
A
S
O
N
D
Modelled monthly index (relative to the annual average) — replaced by measured per-market indices as calendar history matures.

Investment basis

The true all-in acquisition cost — asking price plus purchase costs, renovation and furnishing. Every yield on this page is computed against this total, not the asking price.
Adjust the figures to your deal — yields recalculate live.
Purchase price· asking
€
Acquisition costs· 9.9% of price, auto-calculated
€202,150
IMT (transfer tax, investment schedule)€153,750
Imposto de Selo (stamp duty)€16,400
Notary & registration€1,250
Legal fees€30,750
Renovation budget· Move-in ready. No renovation budgeted.
€
Furniture & STR launch· default ≈ €17,100/bedroom
€
All-in investment
€2,303,450
+12.4% over asking
Fully managed scenarioSwitch the scenario with the toggle at the top of the financial analysis — it drives every figure in this section. Gross revenue is identical in both scenarios (the comps' observed performance); the Villa Scorecard and risk panels elsewhere on the page always quote the fully-managed Brixfox Standard.
Gross annual revenue
••••
Management fee
% of revenue••••
OTA / channel fees
% of revenue••••
Staff & local operations
% of revenue••••
Cleaning (net of guest fees)
% of revenue••••
Utilities, insurance & consumables
% of revenue••••
Lodging / tourist tax
% of revenue••••
Maintenance reserve
% of price••••
Annual property tax
% of price••••
Local income tax
% of revenue••••
Net operating income
••••
Net yield on all-in investment
••%

Total return estimate

OptionalNet yield plus an appreciation assumption you choose. Appreciation is a forward-looking assumption, not data — which is why it defaults to 0% and is kept out of the yield figures above.
Annual appreciation assumption0%
0%5.5% · Loulé/Vilamoura 5-yr avg — historical, not a forecast8%
Indicative total return
••/yr
••% net yield + 0% appreciation
Appreciation assumptions are illustrative only. Past regional price growth does not predict future performance; local supply, regulation and currency moves can materially change outcomes. Not financial advice.

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Create a free account to ask 2 free AI questions — Pro is unlimited.

Where it sits — and the comps around it

The Airbnb listings behind the market evidence above, on the map.

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

Loading Map...

Explore the full market map

Apartment Scorecard

Location
••••
•••• •••• ••••
Rental Yield
••••
•••• •••• ••••
Occupancy
••••
•••• •••• ••••
Nightly Rate
••••
•••• •••• ••••
Visual Appeal
••••
•••• •••• ••••
Size & Space
••••
•••• •••• ••••
AL Licence
••••
•••• •••• ••••
Tenure
••••
•••• •••• ••••

Upgrade to Pro to see full scorecard analysis

Risks & What-If

What if occupancy changes?

Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost

Upgrade to Pro to stress-test this yield across occupancy scenarios

Interested in this property?

Your inquiry goes directly to the listing agent — with your Brixfox analysis attached, so you arrive as a qualified buyer, not a cold email. Brixfox adds no fee.

Optional — leave it blank and we'll send the message above.

Source · Idealista.pt

We forward your message and analysis to the listing agency and keep a copy to follow up. No spam, no fee.

Data Sources & Methodology

ROI calculations use Brixfox Intelligence rental data from live Airbnb calendar tracking — the Algarve dataset has been live since March 2026, seasonality-adjusted to a full-year estimate with a conservative calibration while it matures. Operating costs are modelled per line (management, channel fees, cleaning, utilities, IMI, maintenance, insurance). After-tax yields deduct non-resident IRS on AL income under the simplified regime (~8.75% of gross); buyer-side IMT and stamp duty are included in the all-in cost basis. Market factors in Portugal may impact actual yields.