T1 flat in Avenida Tivoli, 13, Marina de Vilamoura, Vilamoura, Quarteira
T1 flat in Avenida Tivoli, 13, Marina de Vilamoura, Vilamoura, Quarteira — image 2T1 flat in Avenida Tivoli, 13, Marina de Vilamoura, Vilamoura, Quarteira — image 3T1 flat in Avenida Tivoli, 13, Marina de Vilamoura, Vilamoura, Quarteira — image 4T1 flat in Avenida Tivoli, 13, Marina de Vilamoura, Vilamoura, Quarteira — image 5
Grade Bapartmentluxury

T1 flat in Avenida Tivoli, 13, Marina de Vilamoura, Vilamoura, Quarteira

Loulé/Vilamoura · Golden Triangle ·

€750,000

Asking Price (EUR)

2.4%

True Net Yield (Owner, all-in)

1.6%

True Net Yield (Managed, all-in)

3.6%

True Gross Yield

47%

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: €30,632/yr
Average Daily Rate: €178
+21.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%), Has view (+10%), Luxury finish (+8%)
Payback Period: 30.6 years
5-yr Capital Value: €985,489
10-yr Capital Value: €1.2M
Brixfox Score: 58.2 / 100
Comparable Properties: 93
Data Confidence: 95%
Search Radius: 2 km

True Investment Cost

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

€844,600

+12.6% over asking

Asking price€750,000
IMT — Property transfer tax (investment schedule)€45,000
IS — Stamp duty (0.8%)€6,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,250
Total acquisition costs€63,500
Renovation€0 — move-in ready
Furnishing & STR launch (1bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€31,100
All-in investment (incl. renovation & furnishing)€844,600

Gross yield (asking price)

4.1%

True gross yield (all-in)

3.6%

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: 64 m²
Style: contemporary
Condition: excellent
Year Built: 1991
Energy Certificate: F
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

expansive balcony with panoramic viewsfloor-to-ceiling sliding glass doorswell-maintained potted plants and flower boxes

Score Breakdown

ROI
11.64
Visual Appeal
14.2
Ownership Security
13
Location
8.4
Land & Space
3.28
Rental Demand
4.7
Payback Speed
0
STR Suitability
3

Description

Located in the center of Vilamoura, this apartment, situated in the Olympus condominium, represents an excellent opportunity to acquire property in a prime area. Positioned on the 9th floor, it offers direct views of the sea and the marina, in a location that combines comfort and accessibility — ideal for those seeking

Location

📍 37.0766°N, 8.1149°W

· Loulé/Vilamoura, Algarve, Portugal

View on Idealista.pt
Idealista.pt
Loulé/Vilamoura / Golden Triangle

T1 flat in Avenida Tivoli, 13, Marina de Vilamoura, Vilamoura, Quarteira

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

Grade B investment — short-term rental yields 2.7% net return annually.

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The Investment

Brixfox Score58
GradeB
Brixfox Intelligence
58BStrong
Score Breakdown
ROI & Yield64%
Capital Growth61%
Risk Profile60%
Market Demand58%

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
+8.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$230K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.7%
$1,801/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
37.7 yr
Rental only

Property details

Year built: 1991
Energy: F
Condition: excellent

Description

Located in the center of Vilamoura, this apartment, situated in the Olympus condominium, represents an excellent opportunity to acquire property in a prime area. Positioned on the 9th floor, it offers direct views of the sea and the marina, in a location that combines comfort and accessibility — ideal for those seeking

Income Breakdown

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Nightly Rate (ADR)
$258/night
50% ($119)Brixfox estimate($258/night)200% ($475)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$21,611
Airbnb data$258/night · 47% occupancy
Rental income
$258/night · 47% occ.
$44,303
Running costs (20%)
Utilities, cleaning, maintenance
-$8,861
Income tax (10%)
Indonesian rental income tax
-$12,405
Property tax
Annual property tax
-$1,427
Net income
2.7% ROI
$21,611

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$815,217
IMT (transfer tax, investment schedule)$48,913
Imposto de Selo (stamp duty)$6,522
Notary & registration$1,359
Legal / due diligence$12,228
Total acquisition costs$69,022
RenovationMove-in ready
Furnishing & STR launch
1bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$33,804
All-in investment$918,043

Gross yield (asking)

5.4%

True gross yield (all-in)

4.8%

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.

$3.9M$2.9M$1.9M$971K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $750K
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 26: 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
$912K
+22%
Rental Income
+$106K
Total Position
$1.0M
+36%
6.3%/yr
Year 10
Capital Value
$1.1M
+48%
Rental Income
+$228K
Total Position
$1.3M
+78%
6.0%/yr
Year 20
Capital Value
$1.6M
+119%
Rental Income
+$534K
Total Position
$2.2M
+190%
5.5%/yr
Year 30
Capital Value
$2.4M
+224%
Rental Income
+$946K
Total Position
$3.4M
+350%
5.1%/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
2.7% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Strong
$237 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $237 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.7% 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.
2.3%
$1,529/mo
40% occ.
3.1%
$2,079/mo
47% occ.
3.6%
$2,466/mo
current
57% occ.
4.4%
$3,015/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.