T2 flat, Urbanização Encostas das Oliveiras, Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Vilamoura, Quarteira
T2 flat, Urbanização Encostas das Oliveiras, Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Vilamoura, Quarteira — image 2T2 flat, Urbanização Encostas das Oliveiras, Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Vilamoura, Quarteira — image 3T2 flat, Urbanização Encostas das Oliveiras, Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Vilamoura, Quarteira — image 4T2 flat, Urbanização Encostas das Oliveiras, Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Vilamoura, Quarteira — image 5
Grade B+apartmentmid-range

T2 flat, Urbanização Encostas das Oliveiras, Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Vilamoura, Quarteira

Loulé/Vilamoura · Golden Triangle ·

€450,000

Asking Price (EUR)

6.1%

True Net Yield (Owner, all-in)

4.2%

True Net Yield (Managed, all-in)

9.3%

True Gross Yield

45%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 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: €48,503/yr
Average Daily Rate: €295
+18.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 11.5 years
5-yr Capital Value: €591,293
10-yr Capital Value: €719,399
Brixfox Score: 71 / 100
Comparable Properties: 30
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.

€518,995

+15.3% over asking

Asking price€450,000
IMT — Property transfer tax (investment schedule)€23,830
IS — Stamp duty (0.8%)€3,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,750
Total acquisition costs€35,430
Renovation (est. €55/m² × 113 m²)
Light touch-ups — paint, fixtures, deep clean.		€6,215
(€3,390–€9,040)
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)€518,995

Gross yield (asking price)

10.8%

True gross yield (all-in)

9.3%

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: 113 m²
Style: portuguese-traditional
Condition: good
Year Built: 2003
Energy Certificate: D
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

multiple chimneysterraced architectureprivate and communal pools

Score Breakdown

ROI
21.21
Visual Appeal
12.6
Ownership Security
13
Location
8.4
Land & Space
4.26
Rental Demand
4.5
Payback Speed
4
STR Suitability
3

Description

Beautiful two bedroom duplex apartment located in a very quiet and residential area next to several golf courses. Condominium with large green areas and swimming pool. Close to all amenities, only 5 minutes walk to the supermarket, restaurants and cafes and a 4/5 minute drive to the Marina and the beach. With 113 sq

Location

📍 37.1067°N, 8.1232°W

· Loulé/Vilamoura, Algarve, Portugal

View on Kasas e Kasas - Algarve Property Mediação Imobiliária, Lda →Also on Idealista.pt
Idealista.pt
Loulé/Vilamoura / Golden Triangle

T2 flat, Urbanização Encostas das Oliveiras, Pinhal Velho - Terraços do Pinhal - Encosta das Oliveiras, Vilamoura, Quarteira

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

Grade B+ investment — short-term rental yields 7.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score71
GradeB+
Brixfox Intelligence
71B+Strong
Score Breakdown
ROI & Yield78%
Capital Growth75%
Risk Profile72%
Market Demand71%

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
+13.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$138K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.4%
$3,002/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
13.6 yr
Rental only

Property details

Year built: 2003
Energy: D
Condition: good

Description

Beautiful two bedroom duplex apartment located in a very quiet and residential area next to several golf courses. Condominium with large green areas and swimming pool. Close to all amenities, only 5 minutes walk to the supermarket, restaurants and cafes and a 4/5 minute drive to the Marina and the beach. With 113 sq

Income Breakdown

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Nightly Rate (ADR)
$432/night
50% ($199)Brixfox estimate($432/night)200% ($794)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$36,021
Airbnb data$432/night · 45% occupancy
Rental income
$432/night · 45% occ.
$70,916
Running costs (20%)
Utilities, cleaning, maintenance
-$14,183
Income tax (10%)
Indonesian rental income tax
-$19,857
Property tax
Annual property tax
-$856
Net income
7.4% ROI
$36,021

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$489,130
IMT (transfer tax, investment schedule)$25,902
Imposto de Selo (stamp duty)$3,913
Notary & registration$1,359
Legal / due diligence$7,337
Total acquisition costs$38,511
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$6,755
($3,685–$9,826)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$29,728
All-in investment$564,125

Gross yield (asking)

14.5%

True gross yield (all-in)

12.6%

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.

$3.5M$2.6M$1.7M$873K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $450K
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 12: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$547K
+22%
Rental Income
+$176K
Total Position
$723K
+61%
10.0%/yr
Year 10
Capital Value
$666K
+48%
Rental Income
+$380K
Total Position
$1.0M
+132%
8.8%/yr
Year 20
Capital Value
$986K
+119%
Rental Income
+$890K
Total Position
$1.9M
+317%
7.4%/yr
Year 30
Capital Value
$1.5M
+224%
Rental Income
+$1.6M
Total Position
$3.0M
+575%
6.6%/yr

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.4% annual return
Occupancy
Average
45% average occupancy
Nightly Rate
Strong
$397 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 $397 — 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 45% — 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.
6.6%
$2,686/mo
40% occ.
8.8%
$3,605/mo
45% occ.
10.0%
$4,066/mo
current
55% occ.
12.2%
$4,985/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.