T1 flat in Rua da Alemanha, Ténis - Clube do Lago, Vilamoura, Quarteira
T1 flat in Rua da Alemanha, Ténis - Clube do Lago, Vilamoura, Quarteira — image 2T1 flat in Rua da Alemanha, Ténis - Clube do Lago, Vilamoura, Quarteira — image 3T1 flat in Rua da Alemanha, Ténis - Clube do Lago, Vilamoura, Quarteira — image 4T1 flat in Rua da Alemanha, Ténis - Clube do Lago, Vilamoura, Quarteira — image 5
Grade Bapartmentmid-range

T1 flat in Rua da Alemanha, Ténis - Clube do Lago, Vilamoura, Quarteira

Loulé/Vilamoura · Golden Triangle ·

€399,000

Asking Price (EUR)

3.7%

True Net Yield (Owner, all-in)

2.6%

True Net Yield (Managed, all-in)

5.8%

True Gross Yield

44%

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: €26,250/yr
Average Daily Rate: €165
+12.0% vs area baselineModern/contemporary style (+12%), Has pool (0%)
Payback Period: 18.7 years
5-yr Capital Value: €524,280
10-yr Capital Value: €637,867
Brixfox Score: 61.3 / 100
Comparable Properties: 83
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.

€456,017

+14.3% over asking

Asking price€399,000
IMT — Property transfer tax (investment schedule)€19,750
IS — Stamp duty (0.8%)€3,192
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,985
Total acquisition costs€30,177
Renovation (est. €55/m² × 88 m²)
Light touch-ups — paint, fixtures, deep clean.		€4,840
(€2,640–€7,040)
Furnishing & STR launch (1bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€22,000
All-in investment (incl. renovation & furnishing)€456,017

Gross yield (asking price)

6.6%

True gross yield (all-in)

5.8%

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: 1
Bathrooms: 1
Building: 88 m²
Style: contemporary
Condition: good
Year Built: 1991
Energy Certificate: E
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large communal poolmature trees and landscaping

Score Breakdown

ROI
16.02
Visual Appeal
10.8
Ownership Security
13
Location
8.4
Land & Space
3.76
Rental Demand
4.37
Payback Speed
2
STR Suitability
3

Description

1-Bedroom Apartment Located in Vilamoura, just 5 minutes from the Marina, the beach, and the town center, this fully renovated 1-bedroom apartment combines contemporary design with functionality. It comes fully furnished and move-in ready. The spacious, light-filled living room is ideal for relaxing or entertaining.

Location

📍 37.0900°N, 8.1132°W

· Loulé/Vilamoura, Algarve, Portugal

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Loulé/Vilamoura / Golden Triangle

T1 flat in Rua da Alemanha, Ténis - Clube do Lago, Vilamoura, Quarteira

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

Grade B investment — short-term rental yields 4.5% net return annually.

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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
+10.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$122K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.5%
$1,609/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
22.5 yr
Rental only

Property details

Year built: 1991
Energy: E
Condition: good

Description

1-Bedroom Apartment Located in Vilamoura, just 5 minutes from the Marina, the beach, and the town center, this fully renovated 1-bedroom apartment combines contemporary design with functionality. It comes fully furnished and move-in ready. The spacious, light-filled living room is ideal for relaxing or entertaining.

Income Breakdown

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Nightly Rate (ADR)
$242/night
50% ($111)Brixfox estimate($242/night)200% ($446)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$19,309
Airbnb data$242/night · 44% occupancy
Rental income
$242/night · 44% occ.
$38,591
Running costs (20%)
Utilities, cleaning, maintenance
-$7,718
Income tax (10%)
Indonesian rental income tax
-$10,806
Property tax
Annual property tax
-$759
Net income
4.5% ROI
$19,309

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$433,696
IMT (transfer tax, investment schedule)$21,467
Imposto de Selo (stamp duty)$3,470
Notary & registration$1,359
Legal / due diligence$6,505
Total acquisition costs$32,801
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$5,261
($2,870–$7,652)
Furnishing & STR launch
1bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$23,913
All-in investment$495,671

Gross yield (asking)

8.9%

True gross yield (all-in)

7.8%

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.

$2.5M$1.8M$1.2M$615K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $399K
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 18: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$485K
+22%
Rental Income
+$94K
Total Position
$580K
+45%
7.8%/yr
Year 10
Capital Value
$591K
+48%
Rental Income
+$204K
Total Position
$794K
+99%
7.1%/yr
Year 20
Capital Value
$874K
+119%
Rental Income
+$477K
Total Position
$1.4M
+239%
6.3%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$845K
Total Position
$2.1M
+436%
5.8%/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
Average
4.5% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Strong
$223 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 $223 — 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 4.5% 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.
4.1%
$1,484/mo
40% occ.
5.5%
$1,999/mo
44% occ.
6.1%
$2,188/mo
current
54% occ.
7.5%
$2,703/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.