T2 flat, Volta da Romazeira, 2, Canais do Golfe - Sector 5, Vilamoura, Quarteira
T2 flat, Volta da Romazeira, 2, Canais do Golfe - Sector 5, Vilamoura, Quarteira — image 2T2 flat, Volta da Romazeira, 2, Canais do Golfe - Sector 5, Vilamoura, Quarteira — image 3T2 flat, Volta da Romazeira, 2, Canais do Golfe - Sector 5, Vilamoura, Quarteira — image 4T2 flat, Volta da Romazeira, 2, Canais do Golfe - Sector 5, Vilamoura, Quarteira — image 5
Grade Bapartmentmid-range

T2 flat, Volta da Romazeira, 2, Canais do Golfe - Sector 5, Vilamoura, Quarteira

Loulé/Vilamoura · Golden Triangle ·

€550,000

Asking Price (EUR)

3.7%

True Net Yield (Owner, all-in)

2.5%

True Net Yield (Managed, all-in)

5.7%

True Gross Yield

36%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 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: €35,805/yr
Average Daily Rate: €271
+15.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%)
Payback Period: 19.1 years
5-yr Capital Value: €722,692
10-yr Capital Value: €879,265
Brixfox Score: 62.9 / 100
Comparable Properties: 77
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.

€632,705

+15.0% over asking

Asking price€550,000
IMT — Property transfer tax (investment schedule)€31,830
IS — Stamp duty (0.8%)€4,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,250
Total acquisition costs€45,730
Renovation (est. €55/m² × 175 m²)
Light touch-ups — paint, fixtures, deep clean.		€9,625
(€5,250–€14,000)
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)€632,705

Gross yield (asking price)

6.5%

True gross yield (all-in)

5.7%

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: 175 m²
Style: contemporary
Condition: good
Year Built: 2005
Energy Certificate: C
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large communal pool with island featuremodern architecture with balconies

Score Breakdown

ROI
15.82
Visual Appeal
11.6
Ownership Security
13
Location
8.4
Land & Space
5.5
Rental Demand
3.62
Payback Speed
2
STR Suitability
3

Description

Magnificent 2 bedroom Apartment, located in the vibrant city of Vilamoura. With a gross floor area of 175 m² and a floor area of 93 m², this property offers a generous and comfortable living space. The highlight is the large 45 m² terrace, perfect for enjoying the morning sun and sunset, with east and west orientation

Location

📍 37.0893°N, 8.1281°W

· Loulé/Vilamoura, Algarve, Portugal

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Loulé/Vilamoura / Golden Triangle

T2 flat, Volta da Romazeira, 2, Canais do Golfe - Sector 5, Vilamoura, Quarteira

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

Grade B investment — short-term rental yields 4.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score63
GradeB
Brixfox Intelligence
63BStrong
Score Breakdown
ROI & Yield69%
Capital Growth66%
Risk Profile65%
Market Demand63%

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.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+10.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$169K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.3%
$2,161/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
23.0 yr
Rental only

Property details

Year built: 2005
Energy: C
Condition: good

Description

Magnificent 2 bedroom Apartment, located in the vibrant city of Vilamoura. With a gross floor area of 175 m² and a floor area of 93 m², this property offers a generous and comfortable living space. The highlight is the large 45 m² terrace, perfect for enjoying the morning sun and sunset, with east and west orientation

Income Breakdown

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Nightly Rate (ADR)
$393/night
50% ($181)Brixfox estimate($393/night)200% ($723)
Occupancy
36%
10%Brixfox estimate(36%)100%

Short-Term Rental

Yearly income
$25,938
Airbnb data$393/night · 36% occupancy
Rental income
$393/night · 36% occ.
$51,892
Running costs (20%)
Utilities, cleaning, maintenance
-$10,378
Income tax (10%)
Indonesian rental income tax
-$14,530
Property tax
Annual property tax
-$1,046
Net income
4.3% ROI
$25,938

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$597,826
IMT (transfer tax, investment schedule)$34,598
Imposto de Selo (stamp duty)$4,783
Notary & registration$1,359
Legal / due diligence$8,967
Total acquisition costs$49,707
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$10,462
($5,707–$15,217)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$29,728
All-in investment$687,723

Gross yield (asking)

8.7%

True gross yield (all-in)

7.5%

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.

$3.4M$2.5M$1.7M$839K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $550K
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
$669K
+22%
Rental Income
+$127K
Total Position
$796K
+45%
7.7%/yr
Year 10
Capital Value
$814K
+48%
Rental Income
+$274K
Total Position
$1.1M
+98%
7.1%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$641K
Total Position
$1.8M
+236%
6.2%/yr
Year 30
Capital Value
$1.8M
+224%
Rental Income
+$1.1M
Total Position
$2.9M
+431%
5.7%/yr

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.3% annual return
Occupancy
Weak
36% average occupancy
Nightly Rate
Strong
$362 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 $362 — 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 4.3% 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.
4.9%
$2,424/mo
40% occ.
6.5%
$3,261/mo
36% occ.
5.9%
$2,939/mo
current
46% occ.
7.6%
$3,776/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.