T2 flat, Vilamoura, Nn, Canais do Golfe - Sector 5, Vilamoura, Quarteira
T2 flat, Vilamoura, Nn, Canais do Golfe - Sector 5, Vilamoura, Quarteira — image 2T2 flat, Vilamoura, Nn, Canais do Golfe - Sector 5, Vilamoura, Quarteira — image 3T2 flat, Vilamoura, Nn, Canais do Golfe - Sector 5, Vilamoura, Quarteira — image 4T2 flat, Vilamoura, Nn, Canais do Golfe - Sector 5, Vilamoura, Quarteira — image 5
Grade B+apartmentluxury

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

Loulé/Vilamoura · Golden Triangle ·

€495,000

Asking Price (EUR)

4.4%

True Net Yield (Owner, all-in)

3.0%

True Net Yield (Managed, all-in)

6.8%

True Gross Yield

36%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.4 months ago and is currently at 12% 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: €39,102/yr
Average Daily Rate: €301
+33.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 15.5 years
5-yr Capital Value: €650,423
10-yr Capital Value: €791,339
Brixfox Score: 67.7 / 100
Comparable Properties: 91
Data Confidence: 93%
Search Radius: 2 km

True Investment Cost

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

€577,515

+16.7% over asking

Asking price€495,000
IMT — Property transfer tax (investment schedule)€27,430
IS — Stamp duty (0.8%)€3,960
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,425
Total acquisition costs€40,065
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)€577,515

Gross yield (asking price)

7.9%

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: 143 m²
Style: contemporary
Condition: excellent
Year Built: 2007
Energy Certificate: B-
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

spacious private balcony with deckingglass balcony railingdirect pool and garden viewsmodern building architecture

Score Breakdown

ROI
17.72
Visual Appeal
14.2
Ownership Security
13
Location
8.4
Land & Space
4.86
Rental Demand
3.56
Payback Speed
3
STR Suitability
3

Description

Excellent flat, located in one of the premium condominiums of Vilamoura, within walking distance of numerous services. Flat with two bedrooms and two bathrooms, one en suite. Situated on the raised ground floor level, all rooms of the flat with access to large terrace overlooking the pool and large garden. It also bene

Location

📍 37.0881°N, 8.1188°W

· Loulé/Vilamoura, Algarve, Portugal

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Loulé/Vilamoura / Golden Triangle

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

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

Grade B+ investment — short-term rental yields 5.4% net return annually.

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The Investment

Brixfox Score68
GradeB+
Brixfox Intelligence
68B+Strong
Score Breakdown
ROI & Yield75%
Capital Growth71%
Risk Profile70%
Market Demand68%

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%
+$152K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.4%
$2,423/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
18.5 yr
Rental only

Property details

Year built: 2007
Energy: B-
Condition: excellent

Description

Excellent flat, located in one of the premium condominiums of Vilamoura, within walking distance of numerous services. Flat with two bedrooms and two bathrooms, one en suite. Situated on the raised ground floor level, all rooms of the flat with access to large terrace overlooking the pool and large garden. It also bene

Income Breakdown

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Nightly Rate (ADR)
$444/night
50% ($204)Brixfox estimate($444/night)200% ($817)
Occupancy
36%
10%Brixfox estimate(36%)100%

Short-Term Rental

Yearly income
$29,081
Airbnb data$444/night · 36% occupancy
Rental income
$444/night · 36% occ.
$57,735
Running costs (20%)
Utilities, cleaning, maintenance
-$11,547
Income tax (10%)
Indonesian rental income tax
-$16,166
Property tax
Annual property tax
-$942
Net income
5.4% ROI
$29,081

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$538,043
IMT (transfer tax, investment schedule)$29,815
Imposto de Selo (stamp duty)$4,304
Notary & registration$1,359
Legal / due diligence$8,071
Total acquisition costs$43,549
RenovationMove-in ready
Furnishing & STR launch
2bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$46,141
All-in investment$627,734

Gross yield (asking)

10.7%

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$828K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $495K
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 15: 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
$602K
+22%
Rental Income
+$142K
Total Position
$744K
+50%
8.5%/yr
Year 10
Capital Value
$733K
+48%
Rental Income
+$307K
Total Position
$1.0M
+110%
7.7%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$719K
Total Position
$1.8M
+264%
6.7%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$1.3M
Total Position
$2.9M
+481%
6.0%/yr

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.4% annual return
Occupancy
Weak
36% average occupancy
Nightly Rate
Strong
$409 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $409 — positioned in the top tier
Stunning visuals with 8/10 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 36% — 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.
6.2%
$2,758/mo
40% occ.
8.3%
$3,704/mo
36% occ.
7.3%
$3,290/mo
current
46% occ.
9.4%
$4,235/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.