T2 flat in Rua Luís Guerreiro, Centro Oeste da Cidade de Loulé, São Sebastião
Grade B+apartmentmid-range

T2 flat in Rua Luís Guerreiro, Centro Oeste da Cidade de Loulé, São Sebastião

Loulé/Vilamoura · Golden Triangle ·

€485,000

Asking Price (EUR)

5.1%

True Net Yield (Owner, all-in)

3.5%

True Net Yield (Managed, all-in)

7.9%

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: €43,424/yr
Average Daily Rate: €251
+25.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%)
Payback Period: 13.9 years
5-yr Capital Value: €637,283
10-yr Capital Value: €775,352
Brixfox Score: 69.7 / 100
Comparable Properties: 87
Data Confidence: 93%
Search Radius: 2 km

True Investment Cost

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

€551,385

+13.7% over asking

Asking price€485,000
IMT — Property transfer tax (investment schedule)€26,630
IS — Stamp duty (0.8%)€3,880
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,275
Total acquisition costs€39,035
Renovation€0 — move-in ready
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)€551,385

Gross yield (asking price)

8.9%

True gross yield (all-in)

7.9%

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
Building: 160 m²
Style: contemporary
Condition: new-build
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

private plunge poolblue and white tiled poolmodern architectural lines

Score Breakdown

ROI
18.81
Visual Appeal
13.6
Ownership Security
13
Location
8.4
Land & Space
5.2
Rental Demand
4.73
Payback Speed
3
STR Suitability
3

Description

Discover this superb new apartment ideally located south of Loulé, in a peaceful environment while being away from all amenities and the city centre. This residence, which includes 20 apartments, combines elegant architecture with high-end finishes to offer a modern and refined living space. Located on the ground floo

Location

📍 37.0770°N, 8.1170°W

· Loulé/Vilamoura, Algarve, Portugal

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Idealista.pt
Loulé/Vilamoura / Golden Triangle

T2 flat in Rua Luís Guerreiro, Centro Oeste da Cidade de Loulé, São Sebastião

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

Grade B+ investment — short-term rental yields 6.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score70
GradeB+
Brixfox Intelligence
70B+Strong
Score Breakdown
ROI & Yield77%
Capital Growth74%
Risk Profile72%
Market Demand70%

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
+12.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$149K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.0%
$2,645/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
16.6 yr
Rental only

Property details

Condition: new-build

Description

Discover this superb new apartment ideally located south of Loulé, in a peaceful environment while being away from all amenities and the city centre. This residence, which includes 20 apartments, combines elegant architecture with high-end finishes to offer a modern and refined living space. Located on the ground floo

Income Breakdown

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Nightly Rate (ADR)
$364/night
50% ($167)Brixfox estimate($364/night)200% ($669)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$31,739
Airbnb data$364/night · 47% occupancy
Rental income
$364/night · 47% occ.
$62,810
Running costs (20%)
Utilities, cleaning, maintenance
-$12,562
Income tax (10%)
Indonesian rental income tax
-$17,587
Property tax
Annual property tax
-$923
Net income
6.0% ROI
$31,739

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$527,174
IMT (transfer tax, investment schedule)$28,946
Imposto de Selo (stamp duty)$4,217
Notary & registration$1,359
Legal / due diligence$7,908
Total acquisition costs$42,429
RenovationMove-in ready
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$29,728
All-in investment$599,332

Gross yield (asking)

11.9%

True gross yield (all-in)

10.5%

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$2.6M$1.7M$852K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $485K
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 14: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$590K
+22%
Rental Income
+$155K
Total Position
$745K
+54%
9.0%/yr
Year 10
Capital Value
$718K
+48%
Rental Income
+$335K
Total Position
$1.1M
+117%
8.1%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$785K
Total Position
$1.8M
+281%
6.9%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$1.4M
Total Position
$3.0M
+511%
6.2%/yr

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.0% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Strong
$335 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 $335 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 47% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
5.1%
$2,247/mo
40% occ.
6.9%
$3,021/mo
47% occ.
8.2%
$3,587/mo
current
57% occ.
9.9%
$4,362/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.