T2 flat in Quinta do Romão, Quarteira, Quarteira
T2 flat in Quinta do Romão, Quarteira, Quarteira — image 2T2 flat in Quinta do Romão, Quarteira, Quarteira — image 3T2 flat in Quinta do Romão, Quarteira, Quarteira — image 4T2 flat in Quinta do Romão, Quarteira, Quarteira — image 5
Grade Bapartmentbudget

T2 flat in Quinta do Romão, Quarteira, Quarteira

Loulé/Vilamoura · Golden Triangle ·

€390,000

Asking Price (EUR)

3.8%

True Net Yield (Owner, all-in)

2.6%

True Net Yield (Managed, all-in)

5.8%

True Gross Yield

38%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.3 months ago and is currently at 11% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.73, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €25,512/yr
Average Daily Rate: €185
-12.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), No pool (-12%), Has view (+10%), Budget finish (-12%)
Payback Period: 18.6 years
5-yr Capital Value: €512,454
10-yr Capital Value: €623,479
Brixfox Score: 58.9 / 100
Comparable Properties: 97
Data Confidence: 96%
Search Radius: 2 km

True Investment Cost

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

€441,270

+13.1% over asking

Asking price€390,000
IMT — Property transfer tax (investment schedule)€19,030
IS — Stamp duty (0.8%)€3,120
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,850
Total acquisition costs€29,250
Renovation (est. €55/m² × 94 m²)
Light touch-ups — paint, fixtures, deep clean.		€5,170
(€2,820–€7,520)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€16,850
All-in investment (incl. renovation & furnishing)€441,270

Gross yield (asking price)

6.5%

True gross yield (all-in)

5.8%

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: 1
Building: 94 m²
Style: portuguese-traditional
Condition: good
Year Built: 1991
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

balcony-archwaycity-view

Score Breakdown

ROI
16.05
Visual Appeal
8.8
Ownership Security
13
Location
8.4
Land & Space
3.88
Rental Demand
3.77
Payback Speed
2
STR Suitability
3

Description

2 bedroom apartment in Quinta do Romão, Quarteira Close to the Beach This 2 bedroom apartment for sale in Quinta do Romão, in Quarteira, stands out for its privileged location just a few meters from the beach and its proximity to the Vilamoura Marina. With a history of holiday rentals, it is an excellent opportunity f

Location

📍 37.0742°N, 8.1085°W

· Loulé/Vilamoura, Algarve, Portugal

View on VAP Real Estate →Also on Idealista.pt
Idealista.pt
Loulé/Vilamoura / Golden Triangle

T2 flat in Quinta do Romão, Quarteira, Quarteira

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

Grade B investment — short-term rental yields 4.5% 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
+10.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$120K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.5%
$1,580/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
22.4 yr
Rental only

Property details

Year built: 1991
Energy: C
Condition: good

Description

2 bedroom apartment in Quinta do Romão, Quarteira Close to the Beach This 2 bedroom apartment for sale in Quinta do Romão, in Quarteira, stands out for its privileged location just a few meters from the beach and its proximity to the Vilamoura Marina. With a history of holiday rentals, it is an excellent opportunity f

Income Breakdown

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Nightly Rate (ADR)
$275/night
50% ($127)Brixfox estimate($275/night)200% ($507)
Occupancy
38%
10%Brixfox estimate(38%)100%

Short-Term Rental

Yearly income
$18,956
Airbnb data$275/night · 38% occupancy
Rental income
$275/night · 38% occ.
$37,880
Running costs (20%)
Utilities, cleaning, maintenance
-$7,576
Income tax (10%)
Indonesian rental income tax
-$10,607
Property tax
Annual property tax
-$742
Net income
4.5% ROI
$18,956

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$423,913
IMT (transfer tax, investment schedule)$20,685
Imposto de Selo (stamp duty)$3,391
Notary & registration$1,359
Legal / due diligence$6,359
Total acquisition costs$31,793
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$5,620
($3,065–$8,174)
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$18,315
All-in investment$479,641

Gross yield (asking)

8.9%

True gross yield (all-in)

7.9%

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.

$2.4M$1.8M$1.2M$602K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $390K
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 18: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$474K
+22%
Rental Income
+$93K
Total Position
$567K
+45%
7.8%/yr
Year 10
Capital Value
$577K
+48%
Rental Income
+$200K
Total Position
$777K
+99%
7.1%/yr
Year 20
Capital Value
$855K
+119%
Rental Income
+$469K
Total Position
$1.3M
+239%
6.3%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$830K
Total Position
$2.1M
+437%
5.8%/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
4.5% annual return
Occupancy
Weak
38% average occupancy
Nightly Rate
Strong
$253 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $253 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.5% 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.
4.8%
$1,697/mo
40% occ.
6.5%
$2,283/mo
38% occ.
6.1%
$2,148/mo
current
48% occ.
7.7%
$2,734/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.