T2 flat in Rua Dos Estados Unidos Da América, Ténis - Clube do Lago, Vilamoura, Quarteira
T2 flat in Rua Dos Estados Unidos Da América, Ténis - Clube do Lago, Vilamoura, Quarteira — image 2T2 flat in Rua Dos Estados Unidos Da América, Ténis - Clube do Lago, Vilamoura, Quarteira — image 3T2 flat in Rua Dos Estados Unidos Da América, Ténis - Clube do Lago, Vilamoura, Quarteira — image 4T2 flat in Rua Dos Estados Unidos Da América, Ténis - Clube do Lago, Vilamoura, Quarteira — image 5
Grade C+apartmentbudget

T2 flat in Rua Dos Estados Unidos Da América, Ténis - Clube do Lago, Vilamoura, Quarteira

Loulé/Vilamoura · Golden Triangle ·

€529,500

Asking Price (EUR)

2.0%

True Net Yield (Owner, all-in)

1.4%

True Net Yield (Managed, all-in)

3.1%

True Gross Yield

34%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.4 months ago and is currently at 12% 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: €18,647/yr
Average Daily Rate: €150
-32.0% vs area baselineImage quality 6/10 (-3%), Dated style (-15%), No pool (-12%), Has view (+10%), Budget finish (-12%)
Payback Period: 34.7 years
5-yr Capital Value: €695,755
10-yr Capital Value: €846,492
Brixfox Score: 53.1 / 100
Comparable Properties: 94
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.

€601,629

+13.6% over asking

Asking price€529,500
IMT — Property transfer tax (investment schedule)€30,190
IS — Stamp duty (0.8%)€4,236
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,943
Total acquisition costs€43,619
Renovation (est. €55/m² × 212 m²)
Light touch-ups — paint, fixtures, deep clean.		€11,660
(€6,360–€16,960)
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)€601,629

Gross yield (asking price)

3.5%

True gross yield (all-in)

3.1%

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: 2
Bathrooms: 2
Building: 212 m²
Style: dated
Condition: good
Year Built: 1984
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

pergola_with_fabric_shaderooftop_terrace

Score Breakdown

ROI
11.09
Visual Appeal
8.2
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
3.4
Payback Speed
0
STR Suitability
3

Description

Vilamoura - REF. A01753 - In excellent condition, 2 bedroom apartment, south/east facing, with spectacular panoramic views (golf and pine forest). Comprising 2 bedrooms, 2 bathrooms, living room, equipped kitchen, pantry and 3 terraces (1 large w/ B. B. Q and pergola). Communal swimming pool and garden. Total construct

Location

📍 37.0841°N, 8.1154°W

· Loulé/Vilamoura, Algarve, Portugal

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Loulé/Vilamoura / Golden Triangle

T2 flat in Rua Dos Estados Unidos Da América, Ténis - Clube do Lago, Vilamoura, Quarteira

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

Grade C+ investment — short-term rental yields 2.3% net return annually.

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The Investment

Brixfox Score53
GradeC+
Brixfox Intelligence
53C+Moderate
Score Breakdown
ROI & Yield58%
Capital Growth56%
Risk Profile55%
Market Demand53%

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
+8.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$163K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.3%
$1,110/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
43.2 yr
Rental only

Property details

Year built: 1984
Energy: C
Condition: good

Description

Vilamoura - REF. A01753 - In excellent condition, 2 bedroom apartment, south/east facing, with spectacular panoramic views (golf and pine forest). Comprising 2 bedrooms, 2 bathrooms, living room, equipped kitchen, pantry and 3 terraces (1 large w/ B. B. Q and pergola). Communal swimming pool and garden. Total construct

Income Breakdown

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Nightly Rate (ADR)
$222/night
50% ($102)Brixfox estimate($222/night)200% ($409)
Occupancy
34%
10%Brixfox estimate(34%)100%

Short-Term Rental

Yearly income
$13,323
Airbnb data$222/night · 34% occupancy
Rental income
$222/night · 34% occ.
$27,559
Running costs (20%)
Utilities, cleaning, maintenance
-$5,512
Income tax (10%)
Indonesian rental income tax
-$7,716
Property tax
Annual property tax
-$1,007
Net income
2.3% ROI
$13,323

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$575,543
IMT (transfer tax, investment schedule)$32,815
Imposto de Selo (stamp duty)$4,604
Notary & registration$1,359
Legal / due diligence$8,634
Total acquisition costs$47,412
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$12,674
($6,913–$18,435)
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$18,315
All-in investment$653,945

Gross yield (asking)

4.8%

True gross yield (all-in)

4.2%

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.

$2.6M$2.0M$1.3M$661K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $530K
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 29: 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
$644K
+22%
Rental Income
+$65K
Total Position
$709K
+34%
6.0%/yr
Year 10
Capital Value
$784K
+48%
Rental Income
+$141K
Total Position
$924K
+75%
5.7%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$329K
Total Position
$1.5M
+181%
5.3%/yr
Year 30
Capital Value
$1.7M
+224%
Rental Income
+$583K
Total Position
$2.3M
+334%
5.0%/yr

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.3% annual return
Occupancy
Weak
34% average occupancy
Nightly Rate
Strong
$204 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $204 — 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 2.3% 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.
2.8%
$1,335/mo
40% occ.
3.8%
$1,808/mo
34% occ.
3.2%
$1,524/mo
current
44% occ.
4.2%
$1,997/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.