T3 flat in Rua Amoreiras, Nn, Canais do Golfe - Sector 5, Vilamoura, Quarteira
T3 flat in Rua Amoreiras, Nn, Canais do Golfe - Sector 5, Vilamoura, Quarteira — image 2T3 flat in Rua Amoreiras, Nn, Canais do Golfe - Sector 5, Vilamoura, Quarteira — image 3T3 flat in Rua Amoreiras, Nn, Canais do Golfe - Sector 5, Vilamoura, Quarteira — image 4T3 flat in Rua Amoreiras, Nn, Canais do Golfe - Sector 5, Vilamoura, Quarteira — image 5
Grade Bapartmentluxury

T3 flat in Rua Amoreiras, Nn, Canais do Golfe - Sector 5, Vilamoura, Quarteira

Loulé/Vilamoura · Golden Triangle ·

€2.2M

Asking Price (EUR)

2.2%

True Net Yield (Owner, all-in)

1.5%

True Net Yield (Managed, all-in)

3.4%

True Gross Yield

42%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.6 months ago and is currently at 13% 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: €83,586/yr
Average Daily Rate: €541
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 32.3 years
5-yr Capital Value: €2.9M
10-yr Capital Value: €3.5M
Brixfox Score: 60.9 / 100
Comparable Properties: 34
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.

€2.5M

+12.2% over asking

Asking price€2.2M
IMT — Property transfer tax (investment schedule)€165,000
IS — Stamp duty (0.8%)€17,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€33,000
Total acquisition costs€216,850
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€51,300
All-in investment (incl. renovation & furnishing)€2.5M

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: 3
Bathrooms: 4
Building: 161 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

stacked rectangular balconiesextensive glass facadesrooftop greeneryinfinity-edge pool

Score Breakdown

ROI
11.4
Visual Appeal
15.6
Ownership Security
13
Location
8.4
Land & Space
5.22
Rental Demand
4.24
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

T3 flat in Rua Amoreiras, Nn, Canais do Golfe - Sector 5, Vilamoura, Quarteira

Inventory
3 Beds
Bathrooms
4 Baths
Built Area
161 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 Score61
GradeB
Brixfox Intelligence
61BStrong
Score Breakdown
ROI & Yield67%
Capital Growth64%
Risk Profile63%
Market Demand61%

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%
+$675K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.5%
$4,976/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
40.0 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)
$795/night
50% ($366)Brixfox estimate($795/night)200% ($1463)
Occupancy
42%
10%Brixfox estimate(42%)100%

Short-Term Rental

Yearly income
$59,713
Airbnb data$795/night · 42% occupancy
Rental income
$795/night · 42% occ.
$122,880
Running costs (20%)
Utilities, cleaning, maintenance
-$24,576
Income tax (10%)
Indonesian rental income tax
-$34,407
Property tax
Annual property tax
-$4,185
Net income
2.5% ROI
$59,713

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$2,391,304
IMT (transfer tax, investment schedule)$179,348
Imposto de Selo (stamp duty)$19,130
Notary & registration$1,359
Legal / due diligence$35,870
Total acquisition costs$235,707
RenovationMove-in ready
Furnishing & STR launch
3bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$55,761
All-in investment$2,682,772

Gross yield (asking)

5.1%

True gross yield (all-in)

4.6%

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.

$11.2M$8.4M$5.6M$2.8M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $2.2M
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
$2.7M
+22%
Rental Income
+$292K
Total Position
$3.0M
+35%
6.2%/yr
Year 10
Capital Value
$3.3M
+48%
Rental Income
+$630K
Total Position
$3.9M
+77%
5.9%/yr
Year 20
Capital Value
$4.8M
+119%
Rental Income
+$1.5M
Total Position
$6.3M
+186%
5.4%/yr
Year 30
Capital Value
$7.1M
+224%
Rental Income
+$2.6M
Total Position
$9.7M
+343%
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
42% average occupancy
Nightly Rate
Strong
$731 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 $731 — 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.
2.4%
$4,729/mo
40% occ.
3.2%
$6,421/mo
42% occ.
3.4%
$6,819/mo
current
52% occ.
4.3%
$8,511/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.