T2 flat in Rua Amoreiras, Nn, Canais do Golfe - Sector 5, Vilamoura, Quarteira
T2 flat in Rua Amoreiras, Nn, Canais do Golfe - Sector 5, Vilamoura, Quarteira — image 2T2 flat in Rua Amoreiras, Nn, Canais do Golfe - Sector 5, Vilamoura, Quarteira — image 3T2 flat in Rua Amoreiras, Nn, Canais do Golfe - Sector 5, Vilamoura, Quarteira — image 4T2 flat in Rua Amoreiras, Nn, Canais do Golfe - Sector 5, Vilamoura, Quarteira — image 5
Grade Bapartmentluxury

T2 flat in Rua Amoreiras, Nn, Canais do Golfe - Sector 5, Vilamoura, Quarteira

Loulé/Vilamoura · Golden Triangle ·

€1.0M

Asking Price (EUR)

2.2%

True Net Yield (Owner, all-in)

1.5%

True Net Yield (Managed, all-in)

3.4%

True Gross Yield

35%

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: €38,478/yr
Average Daily Rate: €300
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 32.8 years
5-yr Capital Value: €1.3M
10-yr Capital Value: €1.6M
Brixfox Score: 59.2 / 100
Comparable Properties: 92
Data Confidence: 94%
Search Radius: 2 km

True Investment Cost

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

€1.1M

+12.6% over asking

Asking price€1.0M
IMT — Property transfer tax (investment schedule)€60,600
IS — Stamp duty (0.8%)€8,080
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€15,150
Total acquisition costs€85,080
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€42,450
All-in investment (incl. renovation & furnishing)€1.1M

Gross yield (asking price)

3.8%

True gross yield (all-in)

3.4%

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: 3
Building: 119 m²
Style: contemporary
Condition: new-build
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

multi-level balconies with planterslarge floor-to-ceiling windowsintegrated green roofsinfinity-edge pool

Score Breakdown

ROI
11.33
Visual Appeal
15.6
Ownership Security
13
Location
8.4
Land & Space
4.38
Rental Demand
3.52
Payback Speed
0
STR Suitability
3

Description

O LUMARE is a luxury residential development, developed by Fercopor, marking its second project in the Algarve. This development consists of a private condominium with 4 buildings, each with 4 floors, with a total of 62 luxury apartments ranging from 1 to 4 bedrooms, of which 6 penthouses with private rooftop pools sta

Location

📍 37.0825°N, 8.1202°W

· Loulé/Vilamoura, Algarve, Portugal

View on Sotheby's Realty Vilamoura →Also on Idealista.pt
Idealista.pt
Loulé/Vilamoura / Golden Triangle

T2 flat in Rua Amoreiras, Nn, Canais do Golfe - Sector 5, Vilamoura, Quarteira

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

Grade B investment — short-term rental yields 2.5% 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
+8.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$310K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.5%
$2,251/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
40.6 yr
Rental only

Property details

Energy: A
Condition: new-build

Description

O LUMARE is a luxury residential development, developed by Fercopor, marking its second project in the Algarve. This development consists of a private condominium with 4 buildings, each with 4 floors, with a total of 62 luxury apartments ranging from 1 to 4 bedrooms, of which 6 penthouses with private rooftop pools sta

Income Breakdown

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Nightly Rate (ADR)
$434/night
50% ($199)Brixfox estimate($434/night)200% ($798)
Occupancy
35%
10%Brixfox estimate(35%)100%

Short-Term Rental

Yearly income
$27,018
Airbnb data$434/night · 35% occupancy
Rental income
$434/night · 35% occ.
$55,652
Running costs (20%)
Utilities, cleaning, maintenance
-$11,130
Income tax (10%)
Indonesian rental income tax
-$15,583
Property tax
Annual property tax
-$1,921
Net income
2.5% ROI
$27,018

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$1,097,826
IMT (transfer tax, investment schedule)$65,870
Imposto de Selo (stamp duty)$8,783
Notary & registration$1,359
Legal / due diligence$16,467
Total acquisition costs$92,478
RenovationMove-in ready
Furnishing & STR launch
2bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$46,141
All-in investment$1,236,446

Gross yield (asking)

5.1%

True gross yield (all-in)

4.5%

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.

$5.1M$3.8M$2.6M$1.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.0M
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 27: 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
$1.2M
+22%
Rental Income
+$132K
Total Position
$1.4M
+35%
6.1%/yr
Year 10
Capital Value
$1.5M
+48%
Rental Income
+$285K
Total Position
$1.8M
+76%
5.8%/yr
Year 20
Capital Value
$2.2M
+119%
Rental Income
+$668K
Total Position
$2.9M
+185%
5.4%/yr
Year 30
Capital Value
$3.3M
+224%
Rental Income
+$1.2M
Total Position
$4.5M
+341%
5.1%/yr

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.5% annual return
Occupancy
Weak
35% average occupancy
Nightly Rate
Strong
$399 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 $399 — 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
Yield of 2.5% 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.
2.9%
$2,610/mo
40% occ.
3.9%
$3,533/mo
35% occ.
3.4%
$3,086/mo
current
45% occ.
4.4%
$4,009/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.