Penthouse in Rua da Moura, 11, Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Vilamoura, Quarteira
Penthouse in Rua da Moura, 11, Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Vilamoura, Quarteira — image 2Penthouse in Rua da Moura, 11, Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Vilamoura, Quarteira — image 3Penthouse in Rua da Moura, 11, Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Vilamoura, Quarteira — image 4Penthouse in Rua da Moura, 11, Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Vilamoura, Quarteira — image 5
Grade Bapartmentmid-range

Penthouse in Rua da Moura, 11, Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Vilamoura, Quarteira

Loulé/Vilamoura · Golden Triangle ·

€595,000

Asking Price (EUR)

4.1%

True Net Yield (Owner, all-in)

2.9%

True Net Yield (Managed, all-in)

6.4%

True Gross Yield

46%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% 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: €43,165/yr
Average Daily Rate: €258
+18.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 17.0 years
5-yr Capital Value: €781,821
10-yr Capital Value: €951,205
Brixfox Score: 64.5 / 100
Comparable Properties: 23
Data Confidence: 91%
Search Radius: 2 km

True Investment Cost

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

€678,435

+14.0% over asking

Asking price€595,000
IMT — Property transfer tax (investment schedule)€35,430
IS — Stamp duty (0.8%)€4,760
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,925
Total acquisition costs€50,365
Renovation (est. €55/m² × 104 m²)
Light touch-ups — paint, fixtures, deep clean.		€5,720
(€3,120–€8,320)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€27,350
All-in investment (incl. renovation & furnishing)€678,435

Gross yield (asking price)

7.3%

True gross yield (all-in)

6.4%

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: 2
Building: 104 m²
Style: portuguese-traditional
Condition: good
Year Built: 2003
Energy Certificate: D
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

multiple swimming poolstraditional terracotta roof tileslandscaped communal gardens

Score Breakdown

ROI
16.84
Visual Appeal
12.6
Ownership Security
13
Location
8.4
Land & Space
4.08
Rental Demand
4.59
Payback Speed
2
STR Suitability
3

Description

Discover a stylish Penthouse apartment in Vilamoura's coveted Golden Triangle, enjoying uninterrupted sea and mountain views. With a living area of 104m² set within a 2003-built, secure condominium, this property features modern architecture and clean lines. The spacious terrace off the living room (44m²) invites al fr

Location

📍 37.1072°N, 8.1313°W

· Loulé/Vilamoura, Algarve, Portugal

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Loulé/Vilamoura / Golden Triangle

Penthouse in Rua da Moura, 11, Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Vilamoura, Quarteira

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

Grade B investment — short-term rental yields 4.9% net return annually.

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The Investment

Brixfox Score65
GradeB
Brixfox Intelligence
65BStrong
Score Breakdown
ROI & Yield72%
Capital Growth68%
Risk Profile67%
Market Demand65%

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
+11.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$183K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.9%
$2,648/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
20.4 yr
Rental only

Property details

Year built: 2003
Energy: D
Condition: good

Description

Discover a stylish Penthouse apartment in Vilamoura's coveted Golden Triangle, enjoying uninterrupted sea and mountain views. With a living area of 104m² set within a 2003-built, secure condominium, this property features modern architecture and clean lines. The spacious terrace off the living room (44m²) invites al fr

Income Breakdown

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Nightly Rate (ADR)
$378/night
50% ($174)Brixfox estimate($378/night)200% ($695)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$31,775
Airbnb data$378/night · 46% occupancy
Rental income
$378/night · 46% occ.
$63,283
Running costs (20%)
Utilities, cleaning, maintenance
-$12,657
Income tax (10%)
Indonesian rental income tax
-$17,719
Property tax
Annual property tax
-$1,132
Net income
4.9% ROI
$31,775

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$646,739
IMT (transfer tax, investment schedule)$38,511
Imposto de Selo (stamp duty)$5,174
Notary & registration$1,359
Legal / due diligence$9,701
Total acquisition costs$54,745
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$6,217
($3,391–$9,043)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$29,728
All-in investment$737,429

Gross yield (asking)

9.8%

True gross yield (all-in)

8.6%

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$955K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $595K
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 17: 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
$724K
+22%
Rental Income
+$155K
Total Position
$879K
+48%
8.1%/yr
Year 10
Capital Value
$881K
+48%
Rental Income
+$335K
Total Position
$1.2M
+104%
7.4%/yr
Year 20
Capital Value
$1.3M
+119%
Rental Income
+$786K
Total Position
$2.1M
+251%
6.5%/yr
Year 30
Capital Value
$1.9M
+224%
Rental Income
+$1.4M
Total Position
$3.3M
+458%
5.9%/yr

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.9% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$347 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $347 — 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 4.9% is near 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.
4.3%
$2,317/mo
40% occ.
5.8%
$3,121/mo
46% occ.
6.7%
$3,597/mo
current
56% occ.
8.2%
$4,401/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.