T2 flat in Rua do Poço Romano, Forte Novo - Abelheira, Quarteira, Quarteira
T2 flat in Rua do Poço Romano, Forte Novo - Abelheira, Quarteira, Quarteira — image 2T2 flat in Rua do Poço Romano, Forte Novo - Abelheira, Quarteira, Quarteira — image 3T2 flat in Rua do Poço Romano, Forte Novo - Abelheira, Quarteira, Quarteira — image 4T2 flat in Rua do Poço Romano, Forte Novo - Abelheira, Quarteira, Quarteira — image 5
Grade Bapartmentmid-range

T2 flat in Rua do Poço Romano, Forte Novo - Abelheira, Quarteira, Quarteira

Loulé/Vilamoura · Golden Triangle ·

€1.3M

Asking Price (EUR)

2.1%

True Net Yield (Owner, all-in)

1.5%

True Net Yield (Managed, all-in)

3.3%

True Gross Yield

54%

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: €46,918/yr
Average Daily Rate: €237
+22.0% vs area baselineModern/contemporary style (+12%), Has pool (0%), Has view (+10%)
Payback Period: 33.4 years
5-yr Capital Value: €1.6M
10-yr Capital Value: €2.0M
Brixfox Score: 57.9 / 100
Comparable Properties: 84
Data Confidence: 92%
Search Radius: 2 km

True Investment Cost

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

€1.4M

+13.1% over asking

Asking price€1.3M
IMT — Property transfer tax (investment schedule)€94,125
IS — Stamp duty (0.8%)€10,040
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€18,825
Total acquisition costs€124,240
Renovation (est. €55/m² × 237 m²)
Light touch-ups — paint, fixtures, deep clean.		€13,035
(€7,110–€18,960)
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)€1.4M

Gross yield (asking price)

3.7%

True gross yield (all-in)

3.3%

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: 237 m²
Style: contemporary
Condition: good
Energy Certificate: Exempt
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

ocean-proximitymodern-architecturegreen-spaces

Score Breakdown

ROI
11.26
Visual Appeal
10.8
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
5.42
Payback Speed
0
STR Suitability
3

Description

This 2 bedroom apartment offers a bright and welcoming atmosphere, with well-used areas and a privileged location just a few steps from the beach, ideal for those looking to live or invest in the heart of the Algarve. The social area integrates living room and kitchen in an open-space concept, fully equipped, providin

Location

📍 37.0652°N, 8.0878°W

· Loulé/Vilamoura, Algarve, Portugal

View on SR PROPERTIES ALGARVE Real Estate →Also on Idealista.pt
Idealista.pt
Loulé/Vilamoura / Golden Triangle

T2 flat in Rua do Poço Romano, Forte Novo - Abelheira, Quarteira, Quarteira

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

Grade B investment — short-term rental yields 2.4% net return annually.

Go to Source via Idealista.pt

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
+8.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$385K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.4%
$2,741/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
41.5 yr
Rental only

Property details

Energy: Exempt
Condition: good

Description

This 2 bedroom apartment offers a bright and welcoming atmosphere, with well-used areas and a privileged location just a few steps from the beach, ideal for those looking to live or invest in the heart of the Algarve. The social area integrates living room and kitchen in an open-space concept, fully equipped, providin

Income Breakdown

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Nightly Rate (ADR)
$343/night
50% ($158)Brixfox estimate($343/night)200% ($631)
Occupancy
54%
10%Brixfox estimate(54%)100%

Short-Term Rental

Yearly income
$32,895
Airbnb data$343/night · 54% occupancy
Rental income
$343/night · 54% occ.
$67,851
Running costs (20%)
Utilities, cleaning, maintenance
-$13,570
Income tax (10%)
Indonesian rental income tax
-$18,998
Property tax
Annual property tax
-$2,387
Net income
2.4% ROI
$32,895

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$1,364,130
IMT (transfer tax, investment schedule)$102,310
Imposto de Selo (stamp duty)$10,913
Notary & registration$1,359
Legal / due diligence$20,462
Total acquisition costs$135,043
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$14,168
($7,728–$20,609)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$29,728
All-in investment$1,543,071

Gross yield (asking)

5.0%

True gross yield (all-in)

4.4%

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.

$6.3M$4.8M$3.2M$1.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.3M
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 28: 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
$1.5M
+22%
Rental Income
+$161K
Total Position
$1.7M
+34%
6.1%/yr
Year 10
Capital Value
$1.9M
+48%
Rental Income
+$347K
Total Position
$2.2M
+76%
5.8%/yr
Year 20
Capital Value
$2.7M
+119%
Rental Income
+$813K
Total Position
$3.6M
+184%
5.4%/yr
Year 30
Capital Value
$4.1M
+224%
Rental Income
+$1.4M
Total Position
$5.5M
+339%
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
2.4% annual return
Occupancy
Average
54% average occupancy
Nightly Rate
Strong
$315 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 $315 — 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 2.4% 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

34% occ.
2.0%
$2,299/mo
44% occ.
2.7%
$3,029/mo
54% occ.
3.3%
$3,759/mo
current
64% occ.
3.9%
$4,489/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.