T2 flat in Caminho da Lebre, Pinhal da Marina, Vilamoura, Quarteira
T2 flat in Caminho da Lebre, Pinhal da Marina, Vilamoura, Quarteira — image 2T2 flat in Caminho da Lebre, Pinhal da Marina, Vilamoura, Quarteira — image 3T2 flat in Caminho da Lebre, Pinhal da Marina, Vilamoura, Quarteira — image 4T2 flat in Caminho da Lebre, Pinhal da Marina, Vilamoura, Quarteira — image 5
Grade B+apartmentluxury

T2 flat in Caminho da Lebre, Pinhal da Marina, Vilamoura, Quarteira

Loulé/Vilamoura · Golden Triangle ·

€499,000

Asking Price (EUR)

4.5%

True Net Yield (Owner, all-in)

3.1%

True Net Yield (Managed, all-in)

6.8%

True Gross Yield

45%

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: €39,650/yr
Average Daily Rate: €239
+21.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%), Has view (+10%), Luxury finish (+8%)
Payback Period: 15.6 years
5-yr Capital Value: €655,679
10-yr Capital Value: €797,733
Brixfox Score: 68.8 / 100
Comparable Properties: 87
Data Confidence: 92%
Search Radius: 2 km

True Investment Cost

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

€579,427

+16.1% over asking

Asking price€499,000
IMT — Property transfer tax (investment schedule)€27,750
IS — Stamp duty (0.8%)€3,992
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,485
Total acquisition costs€40,477
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€39,950
All-in investment (incl. renovation & furnishing)€579,427

Gross yield (asking price)

8.0%

True gross yield (all-in)

6.8%

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: 2
Building: 120 m²
Style: contemporary
Condition: excellent
Energy Certificate: B-
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

rooftop terrace with dining and lounge areaoutdoor kitchen/bar area on terracemodern interior design with warm wood accentslarge windows for natural light

Score Breakdown

ROI
17.64
Visual Appeal
14.8
Ownership Security
13
Location
8.4
Land & Space
4.4
Rental Demand
4.55
Payback Speed
3
STR Suitability
3

Description

Exclusive & Renovated 2-Bedroom Penthouse in Vilamoura - Dream Private Terrace | Negotiable Imagine living in the very heart of Vilamoura, in a 2-bedroom apartment where every detail has been carefully designed to provide comfort, elegance, and quality of life. Set on the **top floor (2nd floor)**, it enjoys excellen

Location

📍 37.0838°N, 8.1058°W

· Loulé/Vilamoura, Algarve, Portugal

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

T2 flat in Caminho da Lebre, Pinhal da Marina, Vilamoura, Quarteira

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
120 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 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
+11.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$153K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.4%
$2,422/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
18.7 yr
Rental only

Property details

Energy: B-
Condition: excellent

Description

Exclusive & Renovated 2-Bedroom Penthouse in Vilamoura - Dream Private Terrace | Negotiable Imagine living in the very heart of Vilamoura, in a 2-bedroom apartment where every detail has been carefully designed to provide comfort, elegance, and quality of life. Set on the **top floor (2nd floor)**, it enjoys excellen

Income Breakdown

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Nightly Rate (ADR)
$348/night
50% ($160)Brixfox estimate($348/night)200% ($640)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$29,068
Airbnb data$348/night · 45% occupancy
Rental income
$348/night · 45% occ.
$57,725
Running costs (20%)
Utilities, cleaning, maintenance
-$11,545
Income tax (10%)
Indonesian rental income tax
-$16,163
Property tax
Annual property tax
-$949
Net income
5.4% ROI
$29,068

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$542,391
IMT (transfer tax, investment schedule)$30,163
Imposto de Selo (stamp duty)$4,339
Notary & registration$1,359
Legal / due diligence$8,136
Total acquisition costs$43,997
RenovationMove-in ready
Furnishing & STR launch
2bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$43,424
All-in investment$629,812

Gross yield (asking)

10.6%

True gross yield (all-in)

9.2%

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.

$3.3M$2.5M$1.7M$831K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $499K
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 16: 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
$607K
+22%
Rental Income
+$142K
Total Position
$749K
+50%
8.5%/yr
Year 10
Capital Value
$739K
+48%
Rental Income
+$307K
Total Position
$1.0M
+109%
7.7%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$719K
Total Position
$1.8M
+263%
6.7%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$1.3M
Total Position
$2.9M
+479%
6.0%/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
5.4% annual return
Occupancy
Average
45% average occupancy
Nightly Rate
Strong
$320 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $320 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 45% — 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.
4.7%
$2,143/mo
40% occ.
6.4%
$2,884/mo
45% occ.
7.3%
$3,288/mo
current
55% occ.
8.9%
$4,029/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.