T3 flat in Barca do Lago - Eden - Planalto, Vilamoura, Quarteira
T3 flat in Barca do Lago - Eden - Planalto, Vilamoura, Quarteira — image 2T3 flat in Barca do Lago - Eden - Planalto, Vilamoura, Quarteira — image 3T3 flat in Barca do Lago - Eden - Planalto, Vilamoura, Quarteira — image 4T3 flat in Barca do Lago - Eden - Planalto, Vilamoura, Quarteira — image 5
Grade B+apartmentmid-range

T3 flat in Barca do Lago - Eden - Planalto, Vilamoura, Quarteira

Loulé/Vilamoura · Golden Triangle ·

€420,000

Asking Price (EUR)

8.1%

True Net Yield (Owner, all-in)

5.6%

True Net Yield (Managed, all-in)

12.5%

True Gross Yield

49%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 months ago and is currently at 17% 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: €61,353/yr
Average Daily Rate: €346
+5.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%)
Payback Period: 8.6 years
5-yr Capital Value: €551,874
10-yr Capital Value: €671,439
Brixfox Score: 72.8 / 100
Comparable Properties: 26
Data Confidence: 90%
Search Radius: 2 km

True Investment Cost

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

€491,915

+17.1% over asking

Asking price€420,000
IMT — Property transfer tax (investment schedule)€21,430
IS — Stamp duty (0.8%)€3,360
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,300
Total acquisition costs€32,340
Renovation (est. €55/m² × 125 m²)
Light touch-ups — paint, fixtures, deep clean.		€6,875
(€3,750–€10,000)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,700
All-in investment (incl. renovation & furnishing)€491,915

Gross yield (asking price)

14.6%

True gross yield (all-in)

12.5%

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: 125 m²
Style: portuguese-traditional
Condition: good
Year Built: 1981
Energy Certificate: Not indicated
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

communal gardenmultiple swimming pools

Score Breakdown

ROI
24.88
Visual Appeal
10.2
Ownership Security
13
Location
8.4
Land & Space
4.5
Rental Demand
4.86
Payback Speed
4
STR Suitability
3

Description

3 Bedroom Duplex Apartment with Pool in Vilamoura Excellent Opportunity Near the Marina This 3 bedroom duplex apartment in Vilamoura stands out for its privileged location in a quiet residential area, within walking distance of the Marina and beaches. Inserted in a condominium with swimming pool and well-kept garden,

Location

📍 37.0950°N, 8.1240°W

· Loulé/Vilamoura, Algarve, Portugal

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Idealista.pt
Loulé/Vilamoura / Golden Triangle

T3 flat in Barca do Lago - Eden - Planalto, Vilamoura, Quarteira

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

Grade B+ investment — short-term rental yields 9.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score73
GradeB+
Brixfox Intelligence
73B+Strong
Score Breakdown
ROI & Yield80%
Capital Growth77%
Risk Profile74%
Market Demand73%

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
+16.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$129K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.9%
$3,778/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
10.1 yr
Rental only

Property details

Year built: 1981
Energy: Not indicated
Condition: good

Description

3 Bedroom Duplex Apartment with Pool in Vilamoura Excellent Opportunity Near the Marina This 3 bedroom duplex apartment in Vilamoura stands out for its privileged location in a quiet residential area, within walking distance of the Marina and beaches. Inserted in a condominium with swimming pool and well-kept garden,

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$500/night
50% ($230)Brixfox estimate($500/night)200% ($920)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$45,340
Airbnb data$500/night · 49% occupancy
Rental income
$500/night · 49% occ.
$88,728
Running costs (20%)
Utilities, cleaning, maintenance
-$17,746
Income tax (10%)
Indonesian rental income tax
-$24,844
Property tax
Annual property tax
-$799
Net income
9.9% ROI
$45,340

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$456,522
IMT (transfer tax, investment schedule)$23,293
Imposto de Selo (stamp duty)$3,652
Notary & registration$1,359
Legal / due diligence$6,848
Total acquisition costs$35,152
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$7,473
($4,076–$10,870)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$35,543
All-in investment$534,690

Gross yield (asking)

19.4%

True gross yield (all-in)

16.6%

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.

$3.8M$2.9M$1.9M$962K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $420K
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 9: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$511K
+22%
Rental Income
+$221K
Total Position
$732K
+74%
11.8%/yr
Year 10
Capital Value
$622K
+48%
Rental Income
+$478K
Total Position
$1.1M
+162%
10.1%/yr
Year 20
Capital Value
$920K
+119%
Rental Income
+$1.1M
Total Position
$2.0M
+386%
8.2%/yr
Year 30
Capital Value
$1.4M
+224%
Rental Income
+$2.0M
Total Position
$3.3M
+697%
7.2%/yr

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
9.9% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Strong
$460 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 9.9% — outperforms most villas in this market
Premium nightly rate of $460 — 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 49% — 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.
8.2%
$3,127/mo
40% occ.
11.0%
$4,192/mo
49% occ.
13.4%
$5,109/mo
current
59% occ.
16.2%
$6,174/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.