T2 flat in Marina de Vilamoura, Vilamoura, Quarteira
T2 flat in Marina de Vilamoura, Vilamoura, Quarteira — image 2T2 flat in Marina de Vilamoura, Vilamoura, Quarteira — image 3T2 flat in Marina de Vilamoura, Vilamoura, Quarteira — image 4T2 flat in Marina de Vilamoura, Vilamoura, Quarteira — image 5
Grade Bapartmentmid-range

T2 flat in Marina de Vilamoura, Vilamoura, Quarteira

Loulé/Vilamoura · Golden Triangle ·

€495,000

Asking Price (EUR)

3.5%

True Net Yield (Owner, all-in)

2.4%

True Net Yield (Managed, all-in)

5.3%

True Gross Yield

34%

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: €30,020/yr
Average Daily Rate: €242
+10.0% vs area baselineModern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 20.6 years
5-yr Capital Value: €650,423
10-yr Capital Value: €791,339
Brixfox Score: 58.4 / 100
Comparable Properties: 93
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.

€564,040

+13.9% over asking

Asking price€495,000
IMT — Property transfer tax (investment schedule)€27,430
IS — Stamp duty (0.8%)€3,960
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,425
Total acquisition costs€40,065
Renovation (est. €55/m² × 75 m²)
Light touch-ups — paint, fixtures, deep clean.		€4,125
(€2,250–€6,000)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€24,850
All-in investment (incl. renovation & furnishing)€564,040

Gross yield (asking price)

6.1%

True gross yield (all-in)

5.3%

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: 75 m²
Style: contemporary
Condition: good
Year Built: 1989
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

rattan dining chairsroom divider screenlarge windows with natural light

Score Breakdown

ROI
15.25
Visual Appeal
10.8
Ownership Security
13
Location
8.4
Land & Space
3.5
Rental Demand
3.4
Payback Speed
1
STR Suitability
3

Description

Introducing this sophisticated 2-bedroom apartment, measuring 74.7 m², situated in one of the most exclusive locations in the Algarve, just meters from the iconic Vilamoura Marina. Located in a private condominium with elevator and swimming pool, this property combines elegance, comfort and a premium setting, ideal fo

Location

📍 37.0807°N, 8.1202°W

· Loulé/Vilamoura, Algarve, Portugal

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Idealista.pt
Loulé/Vilamoura / Golden Triangle

T2 flat in Marina de Vilamoura, Vilamoura, Quarteira

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

Grade B investment — short-term rental yields 4.0% 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
+10.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$152K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.0%
$1,803/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
24.9 yr
Rental only

Property details

Year built: 1989
Energy: D
Condition: good

Description

Introducing this sophisticated 2-bedroom apartment, measuring 74.7 m², situated in one of the most exclusive locations in the Algarve, just meters from the iconic Vilamoura Marina. Located in a private condominium with elevator and swimming pool, this property combines elegance, comfort and a premium setting, ideal fo

Income Breakdown

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Nightly Rate (ADR)
$350/night
50% ($161)Brixfox estimate($350/night)200% ($644)
Occupancy
34%
10%Brixfox estimate(34%)100%

Short-Term Rental

Yearly income
$21,639
Airbnb data$350/night · 34% occupancy
Rental income
$350/night · 34% occ.
$43,424
Running costs (20%)
Utilities, cleaning, maintenance
-$8,685
Income tax (10%)
Indonesian rental income tax
-$12,159
Property tax
Annual property tax
-$942
Net income
4.0% ROI
$21,639

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$538,043
IMT (transfer tax, investment schedule)$29,815
Imposto de Selo (stamp duty)$4,304
Notary & registration$1,359
Legal / due diligence$8,071
Total acquisition costs$43,549
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$4,484
($2,446–$6,522)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$613,087

Gross yield (asking)

8.1%

True gross yield (all-in)

7.1%

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.

$2.9M$2.2M$1.5M$734K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $495K
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 19: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$602K
+22%
Rental Income
+$106K
Total Position
$708K
+43%
7.4%/yr
Year 10
Capital Value
$733K
+48%
Rental Income
+$228K
Total Position
$961K
+94%
6.9%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$535K
Total Position
$1.6M
+227%
6.1%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$947K
Total Position
$2.6M
+416%
5.6%/yr

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.0% annual return
Occupancy
Weak
34% average occupancy
Nightly Rate
Strong
$322 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 $322 — 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 4.0% is near 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.
4.8%
$2,156/mo
40% occ.
6.5%
$2,901/mo
34% occ.
5.5%
$2,455/mo
current
44% occ.
7.1%
$3,199/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.