T1 flat in Forte Novo - Abelheira, Quarteira, Quarteira
T1 flat in Forte Novo - Abelheira, Quarteira, Quarteira — image 2T1 flat in Forte Novo - Abelheira, Quarteira, Quarteira — image 3T1 flat in Forte Novo - Abelheira, Quarteira, Quarteira — image 4
Grade C+apartmentbudget

T1 flat in Forte Novo - Abelheira, Quarteira, Quarteira

Loulé/Vilamoura · Golden Triangle ·

€365,000

Asking Price (EUR)

1.9%

True Net Yield (Owner, all-in)

1.3%

True Net Yield (Managed, all-in)

3.0%

True Gross Yield

44%

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: €12,270/yr
Average Daily Rate: €76
-45.0% vs area baselineImage quality 5/10 (-6%), Dated style (-15%), No pool (-12%), Budget finish (-12%)
Payback Period: 37.1 years
5-yr Capital Value: €479,605
10-yr Capital Value: €583,512
Brixfox Score: 50 / 100
Comparable Properties: 49
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.

€409,465

+12.2% over asking

Asking price€365,000
IMT — Property transfer tax (investment schedule)€17,030
IS — Stamp duty (0.8%)€2,920
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,475
Total acquisition costs€26,675
Renovation (est. €55/m² × 78 m²)
Light touch-ups — paint, fixtures, deep clean.		€4,290
(€2,340–€6,240)
Furnishing & STR launch (1bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€13,500
All-in investment (incl. renovation & furnishing)€409,465

Gross yield (asking price)

3.4%

True gross yield (all-in)

3.0%

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: 1
Bathrooms: 1
Building: 78 m²
Style: dated
Condition: good
Year Built: 1994
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
10.83
Visual Appeal
6.8
Ownership Security
13
Location
8.4
Land & Space
3.56
Rental Demand
4.4
Payback Speed
0
STR Suitability
3

Description

1-Bedroom Apartment Near the Beach in Quarteira! Just 130 meters from the beach, this apartment is an excellent opportunity for those looking for comfort and convenience. Close to all essential amenities such as supermarkets, pharmacies, schools, and public transport, offering an urban and convenient lifestyle, well

Location

📍 37.0647°N, 8.0876°W

· Loulé/Vilamoura, Algarve, Portugal

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Idealista.pt
Loulé/Vilamoura / Golden Triangle

T1 flat in Forte Novo - Abelheira, Quarteira, Quarteira

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
78 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade C+ investment — short-term rental yields 2.2% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score50
GradeC+
Brixfox Intelligence
50C+Moderate
Score Breakdown
ROI & Yield55%
Capital Growth53%
Risk Profile53%
Market Demand50%

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
+8.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$112K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.2%
$711/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
46.5 yr
Rental only

Property details

Year built: 1994
Energy: D
Condition: good

Description

1-Bedroom Apartment Near the Beach in Quarteira! Just 130 meters from the beach, this apartment is an excellent opportunity for those looking for comfort and convenience. Close to all essential amenities such as supermarkets, pharmacies, schools, and public transport, offering an urban and convenient lifestyle, well

Income Breakdown

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Nightly Rate (ADR)
$110/night
50% ($51)Brixfox estimate($110/night)200% ($203)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$8,533
Airbnb data$110/night · 44% occupancy
Rental income
$110/night · 44% occ.
$17,745
Running costs (20%)
Utilities, cleaning, maintenance
-$3,549
Income tax (10%)
Indonesian rental income tax
-$4,968
Property tax
Annual property tax
-$694
Net income
2.2% ROI
$8,533

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$396,739
IMT (transfer tax, investment schedule)$18,511
Imposto de Selo (stamp duty)$3,174
Notary & registration$1,359
Legal / due diligence$5,951
Total acquisition costs$28,995
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$4,663
($2,543–$6,783)
Furnishing & STR launch
1bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$14,674
All-in investment$445,071

Gross yield (asking)

4.5%

True gross yield (all-in)

4.0%

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.

$1.8M$1.3M$895K$448K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $365K
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 30: 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
$444K
+22%
Rental Income
+$42K
Total Position
$486K
+33%
5.9%/yr
Year 10
Capital Value
$540K
+48%
Rental Income
+$90K
Total Position
$630K
+73%
5.6%/yr
Year 20
Capital Value
$800K
+119%
Rental Income
+$211K
Total Position
$1.0M
+177%
5.2%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$373K
Total Position
$1.6M
+327%
5.0%/yr

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.2% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Average
$102 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.2% 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.
2.0%
$648/mo
40% occ.
2.7%
$883/mo
44% occ.
3.0%
$977/mo
current
54% occ.
3.7%
$1,212/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.