T2 flat in Rua Vela de Estai, 1 f, Fonte Santa, Quarteira
T2 flat in Rua Vela de Estai, 1 f, Fonte Santa, Quarteira — image 2T2 flat in Rua Vela de Estai, 1 f, Fonte Santa, Quarteira — image 3T2 flat in Rua Vela de Estai, 1 f, Fonte Santa, Quarteira — image 4T2 flat in Rua Vela de Estai, 1 f, Fonte Santa, Quarteira — image 5
Grade B+apartmentmid-range

T2 flat in Rua Vela de Estai, 1 f, Fonte Santa, Quarteira

Loulé/Vilamoura · Golden Triangle ·

€375,000

Asking Price (EUR)

5.9%

True Net Yield (Owner, all-in)

4.1%

True Net Yield (Managed, all-in)

9.1%

True Gross Yield

42%

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: €39,570/yr
Average Daily Rate: €255
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 11.8 years
5-yr Capital Value: €492,744
10-yr Capital Value: €599,499
Brixfox Score: 68.9 / 100
Comparable Properties: 37
Data Confidence: 88%
Search Radius: 2 km

True Investment Cost

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

€434,565

+15.9% over asking

Asking price€375,000
IMT — Property transfer tax (investment schedule)€17,830
IS — Stamp duty (0.8%)€3,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,625
Total acquisition costs€27,705
Renovation (est. €55/m² × 82 m²)
Light touch-ups — paint, fixtures, deep clean.		€4,510
(€2,460–€6,560)
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)€434,565

Gross yield (asking price)

10.6%

True gross yield (all-in)

9.1%

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: 82 m²
Style: portuguese-traditional
Condition: good
Year Built: 2010
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

balcony with pool viewlush green surroundings

Score Breakdown

ROI
20.78
Visual Appeal
11.8
Ownership Security
13
Location
8.4
Land & Space
3.64
Rental Demand
4.25
Payback Speed
4
STR Suitability
3

Description

Spacious 2-Bedroom Apartment in the Heart of Al-Sakia This bright and spacious apartment is located in the heart of Al-Sakia and benefits from lift access within the building, a private parking space and a storage room. The entrance hallway leads to a fully fitted kitchen with a dining area and plenty of storage. The

Location

📍 37.0783°N, 8.0796°W

· Loulé/Vilamoura, Algarve, Portugal

View on Portugal Property Hub →Also on Idealista.pt
Idealista.pt
Loulé/Vilamoura / Golden Triangle

T2 flat in Rua Vela de Estai, 1 f, Fonte Santa, Quarteira

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

Grade B+ investment — short-term rental yields 7.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score69
GradeB+
Brixfox Intelligence
69B+Strong
Score Breakdown
ROI & Yield76%
Capital Growth72%
Risk Profile71%
Market Demand69%

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
+13.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$115K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.1%
$2,420/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
14.0 yr
Rental only

Property details

Year built: 2010
Energy: C
Condition: good

Description

Spacious 2-Bedroom Apartment in the Heart of Al-Sakia This bright and spacious apartment is located in the heart of Al-Sakia and benefits from lift access within the building, a private parking space and a storage room. The entrance hallway leads to a fully fitted kitchen with a dining area and plenty of storage. The

Income Breakdown

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Nightly Rate (ADR)
$369/night
50% ($170)Brixfox estimate($369/night)200% ($679)
Occupancy
42%
10%Brixfox estimate(42%)100%

Short-Term Rental

Yearly income
$29,046
Airbnb data$369/night · 42% occupancy
Rental income
$369/night · 42% occ.
$57,229
Running costs (20%)
Utilities, cleaning, maintenance
-$11,446
Income tax (10%)
Indonesian rental income tax
-$16,024
Property tax
Annual property tax
-$713
Net income
7.1% ROI
$29,046

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$407,609
IMT (transfer tax, investment schedule)$19,380
Imposto de Selo (stamp duty)$3,261
Notary & registration$1,359
Legal / due diligence$6,114
Total acquisition costs$30,114
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$4,902
($2,674–$7,130)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$29,728
All-in investment$472,353

Gross yield (asking)

14.0%

True gross yield (all-in)

12.1%

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.

$2.9M$2.1M$1.4M$715K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $375K
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 12: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$456K
+22%
Rental Income
+$142K
Total Position
$598K
+59%
9.8%/yr
Year 10
Capital Value
$555K
+48%
Rental Income
+$306K
Total Position
$861K
+130%
8.7%/yr
Year 20
Capital Value
$822K
+119%
Rental Income
+$718K
Total Position
$1.5M
+311%
7.3%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$1.3M
Total Position
$2.5M
+563%
6.5%/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
Good
7.1% annual return
Occupancy
Weak
42% average occupancy
Nightly Rate
Strong
$339 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 $339 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 42% — 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.
6.8%
$2,298/mo
40% occ.
9.1%
$3,083/mo
42% occ.
9.7%
$3,279/mo
current
52% occ.
12.0%
$4,065/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.