T2 flat in Caminho Path das Andorinhas, 9, Pinhal da Marina, Vilamoura, Quarteira
T2 flat in Caminho Path das Andorinhas, 9, Pinhal da Marina, Vilamoura, Quarteira — image 2T2 flat in Caminho Path das Andorinhas, 9, Pinhal da Marina, Vilamoura, Quarteira — image 3T2 flat in Caminho Path das Andorinhas, 9, Pinhal da Marina, Vilamoura, Quarteira — image 4T2 flat in Caminho Path das Andorinhas, 9, Pinhal da Marina, Vilamoura, Quarteira — image 5
Grade Bapartmentmid-range

T2 flat in Caminho Path das Andorinhas, 9, Pinhal da Marina, Vilamoura, Quarteira

Loulé/Vilamoura · Golden Triangle ·

€375,000

Asking Price (EUR)

4.5%

True Net Yield (Owner, all-in)

3.1%

True Net Yield (Managed, all-in)

7.0%

True Gross Yield

35%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.8 months ago and is currently at 15% 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: €30,432/yr
Average Daily Rate: €239
+5.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%)
Payback Period: 15.3 years
5-yr Capital Value: €492,744
10-yr Capital Value: €599,499
Brixfox Score: 64 / 100
Comparable Properties: 94
Data Confidence: 94%
Search Radius: 2 km

True Investment Cost

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

€435,830

+16.2% over asking

Asking price€375,000
IMT — Property transfer tax (investment schedule)€17,830
IS — Stamp duty (0.8%)€3,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,625
Total acquisition costs€27,705
Renovation (est. €55/m² × 105 m²)
Light touch-ups — paint, fixtures, deep clean.		€5,775
(€3,150–€8,400)
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)€435,830

Gross yield (asking price)

8.1%

True gross yield (all-in)

7.0%

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: 105 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: In process
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

communal poolmature landscaping

Score Breakdown

ROI
17.86
Visual Appeal
11.2
Ownership Security
13
Location
8.4
Land & Space
4.1
Rental Demand
3.49
Payback Speed
3
STR Suitability
3

Description

In a secluded location 5-10 minutes’ walk from Marina, beaches and amenities, this apartment offers access to a great sized swimming pool and spacious gardens to relax. Located on the second floor, the entrance hall offers access to a storage room and separate shower room to the right. Further to the right is a spaci

Location

📍 37.0878°N, 8.1132°W

· Loulé/Vilamoura, Algarve, Portugal

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Idealista.pt
Loulé/Vilamoura / Golden Triangle

T2 flat in Caminho Path das Andorinhas, 9, Pinhal da Marina, Vilamoura, Quarteira

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

Grade B investment — short-term rental yields 5.5% net return annually.

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The Investment

Brixfox Score64
GradeB
Brixfox Intelligence
64BStrong
Score Breakdown
ROI & Yield70%
Capital Growth67%
Risk Profile66%
Market Demand64%

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
+11.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$115K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.5%
$1,862/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
18.2 yr
Rental only

Property details

Energy: In process
Condition: good

Description

In a secluded location 5-10 minutes’ walk from Marina, beaches and amenities, this apartment offers access to a great sized swimming pool and spacious gardens to relax. Located on the second floor, the entrance hall offers access to a storage room and separate shower room to the right. Further to the right is a spaci

Income Breakdown

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Nightly Rate (ADR)
$348/night
50% ($160)Brixfox estimate($348/night)200% ($640)
Occupancy
35%
10%Brixfox estimate(35%)100%

Short-Term Rental

Yearly income
$22,341
Airbnb data$348/night · 35% occupancy
Rental income
$348/night · 35% occ.
$44,336
Running costs (20%)
Utilities, cleaning, maintenance
-$8,867
Income tax (10%)
Indonesian rental income tax
-$12,414
Property tax
Annual property tax
-$713
Net income
5.5% ROI
$22,341

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$407,609
IMT (transfer tax, investment schedule)$19,380
Imposto de Selo (stamp duty)$3,261
Notary & registration$1,359
Legal / due diligence$6,114
Total acquisition costs$30,114
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$6,277
($3,424–$9,130)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$29,728
All-in investment$473,728

Gross yield (asking)

10.9%

True gross yield (all-in)

9.4%

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.

$2.5M$1.9M$1.3M$631K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $375K
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 15: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$456K
+22%
Rental Income
+$109K
Total Position
$565K
+51%
8.6%/yr
Year 10
Capital Value
$555K
+48%
Rental Income
+$236K
Total Position
$791K
+111%
7.7%/yr
Year 20
Capital Value
$822K
+119%
Rental Income
+$552K
Total Position
$1.4M
+266%
6.7%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$978K
Total Position
$2.2M
+485%
6.1%/yr

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.5% annual return
Occupancy
Weak
35% average occupancy
Nightly Rate
Strong
$320 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $320 — 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 35% — 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.
6.4%
$2,162/mo
40% occ.
8.5%
$2,903/mo
35% occ.
7.4%
$2,527/mo
current
45% occ.
9.6%
$3,267/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.