T3 flat in Centro, Almancil
T3 flat in Centro, Almancil — image 2T3 flat in Centro, Almancil — image 3T3 flat in Centro, Almancil — image 4T3 flat in Centro, Almancil — image 5
Grade B+apartmentmid-range

T3 flat in Centro, Almancil

Loulé/Vilamoura · Golden Triangle ·

€445,000

Asking Price (EUR)

6.5%

True Net Yield (Owner, all-in)

4.5%

True Net Yield (Managed, all-in)

10.1%

True Gross Yield

31%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 months ago and is currently at 16% 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: €51,351/yr
Average Daily Rate: €455
+10.0% vs area baselineModern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 10.8 years
5-yr Capital Value: €584,723
10-yr Capital Value: €711,405
Brixfox Score: 69.4 / 100
Comparable Properties: 3
Data Confidence: 73%
Search Radius: 2 km

True Investment Cost

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

€510,115

+14.6% over asking

Asking price€445,000
IMT — Property transfer tax (investment schedule)€23,430
IS — Stamp duty (0.8%)€3,560
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,675
Total acquisition costs€34,915
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€30,200
All-in investment (incl. renovation & furnishing)€510,115

Gross yield (asking price)

11.5%

True gross yield (all-in)

10.1%

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: 153 m²
Style: contemporary
Condition: excellent
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

bright yellow accent wallminimalist balcony furniture

Score Breakdown

ROI
22.09
Visual Appeal
10.8
Ownership Security
13
Location
8.4
Land & Space
5.06
Rental Demand
3.09
Payback Speed
4
STR Suitability
3

Description

Renovated 3-Bedroom Apartment in the Heart of Almancil – 143 sqm – Lift & Parking Located in the very centre of Almancil, this elegant three-bedroom apartment stands out for its generous spaces, abundant natural light and prime central location, with all amenities within walking distance. With a usable area of 143 sq

Location

📍 37.0899°N, 8.0337°W

· Loulé/Vilamoura, Algarve, Portugal

View on SIM Invest →Also on Idealista.pt
Idealista.pt
Loulé/Vilamoura / Golden Triangle

T3 flat in Centro, Almancil

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

Grade B+ investment — short-term rental yields 7.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score69
GradeB+
Brixfox Intelligence
69B+Strong
Score Breakdown
ROI & Yield76%
Capital Growth72%
Risk Profile71%
Market Demand69%

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
+14.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$137K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.9%
$3,168/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
12.7 yr
Rental only

Property details

Energy: C
Condition: excellent

Description

Renovated 3-Bedroom Apartment in the Heart of Almancil – 143 sqm – Lift & Parking Located in the very centre of Almancil, this elegant three-bedroom apartment stands out for its generous spaces, abundant natural light and prime central location, with all amenities within walking distance. With a usable area of 143 sq

Income Breakdown

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Nightly Rate (ADR)
$662/night
50% ($305)Brixfox estimate($662/night)200% ($1219)
Occupancy
31%
10%Brixfox estimate(31%)100%

Short-Term Rental

Yearly income
$38,017
Airbnb data$662/night · 31% occupancy
Rental income
$662/night · 31% occ.
$74,737
Running costs (20%)
Utilities, cleaning, maintenance
-$14,947
Income tax (10%)
Indonesian rental income tax
-$20,926
Property tax
Annual property tax
-$846
Net income
7.9% ROI
$38,017

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$483,696
IMT (transfer tax, investment schedule)$25,467
Imposto de Selo (stamp duty)$3,870
Notary & registration$1,359
Legal / due diligence$7,255
Total acquisition costs$37,951
RenovationMove-in ready
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$554,473

Gross yield (asking)

15.5%

True gross yield (all-in)

13.5%

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.

$3.6M$2.7M$1.8M$893K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $445K
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 11: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$541K
+22%
Rental Income
+$186K
Total Position
$727K
+63%
10.3%/yr
Year 10
Capital Value
$659K
+48%
Rental Income
+$401K
Total Position
$1.1M
+138%
9.1%/yr
Year 20
Capital Value
$975K
+119%
Rental Income
+$940K
Total Position
$1.9M
+330%
7.6%/yr
Year 30
Capital Value
$1.4M
+224%
Rental Income
+$1.7M
Total Position
$3.1M
+598%
6.7%/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
Good
7.9% annual return
Occupancy
Weak
31% average occupancy
Nightly Rate
Strong
$609 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 $609 — 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 31% — 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.
10.3%
$4,161/mo
current
40% occ.
13.8%
$5,571/mo
31% occ.
10.6%
$4,289/mo
current
41% occ.
14.1%
$5,700/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.