T2 flat in Praceta da Boa Esperança, Centro - Quarteira Velha, Quarteira, Quarteira
T2 flat in Praceta da Boa Esperança, Centro - Quarteira Velha, Quarteira, Quarteira — image 2T2 flat in Praceta da Boa Esperança, Centro - Quarteira Velha, Quarteira, Quarteira — image 3T2 flat in Praceta da Boa Esperança, Centro - Quarteira Velha, Quarteira, Quarteira — image 4T2 flat in Praceta da Boa Esperança, Centro - Quarteira Velha, Quarteira, Quarteira — image 5
Grade Bapartmentbudget

T2 flat in Praceta da Boa Esperança, Centro - Quarteira Velha, Quarteira, Quarteira

Loulé/Vilamoura · Golden Triangle ·

€255,000

Asking Price (EUR)

3.7%

True Net Yield (Owner, all-in)

2.6%

True Net Yield (Managed, all-in)

5.7%

True Gross Yield

40%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.6 months ago and is currently at 14% 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: €16,579/yr
Average Daily Rate: €113
-45.0% vs area baselineImage quality 5/10 (-6%), Dated style (-15%), No pool (-12%), Budget finish (-12%)
Payback Period: 18.9 years
5-yr Capital Value: €335,066
10-yr Capital Value: €407,659
Brixfox Score: 56.6 / 100
Comparable Properties: 94
Data Confidence: 96%
Search Radius: 2 km

True Investment Cost

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

€291,772

+14.4% over asking

Asking price€255,000
IMT — Property transfer tax (investment schedule)€8,847
IS — Stamp duty (0.8%)€2,040
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,825
Total acquisition costs€15,962
Renovation (est. €55/m² × 72 m²)
Light touch-ups — paint, fixtures, deep clean.		€3,960
(€2,160–€5,760)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€16,850
All-in investment (incl. renovation & furnishing)€291,772

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: 72 m²
Style: dated
Condition: good
Year Built: 1978
Energy Certificate: F

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
15.91
Visual Appeal
6.8
Ownership Security
13
Location
8.4
Land & Space
3.44
Rental Demand
4.04
Payback Speed
2
STR Suitability
3

Description

T2 Apartment in Quarteira – located in the center of Quarteira. This cozy apartment consists of: Two bedrooms, Large living room, Partially equipped kitchen; Bathroom; Ideal for living with comfort and practicality. It is located in a quiet condominium, perfect for those looking for tranquility and access. Located i

Location

📍 37.0716°N, 8.1009°W

· Loulé/Vilamoura, Algarve, Portugal

View on Arcada Vilamoura →Also on Idealista.pt
Idealista.pt
Loulé/Vilamoura / Golden Triangle

T2 flat in Praceta da Boa Esperança, Centro - Quarteira Velha, Quarteira, Quarteira

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

Grade B investment — short-term rental yields 4.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score57
GradeB
Brixfox Intelligence
57BStrong
Score Breakdown
ROI & Yield63%
Capital Growth60%
Risk Profile59%
Market Demand57%

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
+10.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$78K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.4%
$1,014/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
22.8 yr
Rental only

Property details

Year built: 1978
Energy: F
Condition: good

Description

T2 Apartment in Quarteira – located in the center of Quarteira. This cozy apartment consists of: Two bedrooms, Large living room, Partially equipped kitchen; Bathroom; Ideal for living with comfort and practicality. It is located in a quiet condominium, perfect for those looking for tranquility and access. Located i

Income Breakdown

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Nightly Rate (ADR)
$165/night
50% ($76)Brixfox estimate($165/night)200% ($304)
Occupancy
40%
10%Brixfox estimate(40%)100%

Short-Term Rental

Yearly income
$12,166
Airbnb data$165/night · 40% occupancy
Rental income
$165/night · 40% occ.
$24,329
Running costs (20%)
Utilities, cleaning, maintenance
-$4,866
Income tax (10%)
Indonesian rental income tax
-$6,812
Property tax
Annual property tax
-$485
Net income
4.4% ROI
$12,166

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$277,174
IMT (transfer tax, investment schedule)$9,616
Imposto de Selo (stamp duty)$2,217
Notary & registration$1,359
Legal / due diligence$4,158
Total acquisition costs$17,350
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$4,304
($2,348–$6,261)
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$18,315
All-in investment$317,143

Gross yield (asking)

8.8%

True gross yield (all-in)

7.7%

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.

$1.6M$1.2M$782K$391K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $255K
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
$310K
+22%
Rental Income
+$59K
Total Position
$370K
+45%
7.7%/yr
Year 10
Capital Value
$377K
+48%
Rental Income
+$128K
Total Position
$506K
+98%
7.1%/yr
Year 20
Capital Value
$559K
+119%
Rental Income
+$301K
Total Position
$859K
+237%
6.3%/yr
Year 30
Capital Value
$827K
+224%
Rental Income
+$533K
Total Position
$1.4M
+433%
5.7%/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
4.4% annual return
Occupancy
Weak
40% average occupancy
Nightly Rate
Good
$152 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 4.4% 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.
4.4%
$1,014/mo
40% occ.
5.9%
$1,366/mo
current
40% occ.
6.0%
$1,379/mo
current
50% occ.
7.5%
$1,730/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.