T2 flat in Rua do Forte Novo, Forte Novo - Abelheira, Quarteira, Quarteira
Grade B+apartmentmid-range

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

Loulé/Vilamoura · Golden Triangle ·

€315,000

Asking Price (EUR)

5.2%

True Net Yield (Owner, all-in)

3.6%

True Net Yield (Managed, all-in)

8.0%

True Gross Yield

52%

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: €29,702/yr
Average Daily Rate: €155
-18.0% vs area baselineImage quality 6/10 (-3%), Dated style (-15%), Has pool (0%)
Payback Period: 13.1 years
5-yr Capital Value: €413,905
10-yr Capital Value: €503,579
Brixfox Score: 65.5 / 100
Comparable Properties: 89
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.

€370,712

+17.7% over asking

Asking price€315,000
IMT — Property transfer tax (investment schedule)€13,047
IS — Stamp duty (0.8%)€2,520
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,725
Total acquisition costs€21,542
Renovation (est. €55/m² × 124 m²)
Light touch-ups — paint, fixtures, deep clean.		€6,820
(€3,720–€9,920)
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)€370,712

Gross yield (asking price)

9.4%

True gross yield (all-in)

8.0%

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
Building: 124 m²
Style: dated
Condition: good
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

two-tier swimming pool area

Score Breakdown

ROI
19.55
Visual Appeal
8.8
Ownership Security
13
Location
8.4
Land & Space
4.48
Rental Demand
5.24
Payback Speed
3
STR Suitability
3

Description

This 2 bedroom flat, located in Forte Novo, in a privileged area, built in 1988, offers 123.62 m² of gross area. The flat is located on the ground floor (without lift), with a floor area of 88.10 m², and consists of: - entrance hall, - a room, - a kitchen, - two bedrooms, - two bathrooms, - two balconies, - a storage

Location

📍 37.0680°N, 8.1000°W

· Loulé/Vilamoura, Algarve, Portugal

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Loulé/Vilamoura / Golden Triangle

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

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

Grade B+ investment — short-term rental yields 6.4% net return annually.

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The Investment

Brixfox Score66
GradeB+
Brixfox Intelligence
66B+Strong
Score Breakdown
ROI & Yield73%
Capital Growth69%
Risk Profile68%
Market Demand66%

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.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+12.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$97K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.4%
$1,834/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
15.6 yr
Rental only

Property details

Condition: good

Description

This 2 bedroom flat, located in Forte Novo, in a privileged area, built in 1988, offers 123.62 m² of gross area. The flat is located on the ground floor (without lift), with a floor area of 88.10 m², and consists of: - entrance hall, - a room, - a kitchen, - two bedrooms, - two bathrooms, - two balconies, - a storage

Income Breakdown

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Nightly Rate (ADR)
$227/night
50% ($105)Brixfox estimate($227/night)200% ($419)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$22,008
Airbnb data$227/night · 52% occupancy
Rental income
$227/night · 52% occ.
$43,475
Running costs (20%)
Utilities, cleaning, maintenance
-$8,695
Income tax (10%)
Indonesian rental income tax
-$12,173
Property tax
Annual property tax
-$599
Net income
6.4% ROI
$22,008

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$342,391
IMT (transfer tax, investment schedule)$14,182
Imposto de Selo (stamp duty)$2,739
Notary & registration$1,359
Legal / due diligence$5,136
Total acquisition costs$23,415
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$7,413
($4,043–$10,783)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$29,728
All-in investment$402,948

Gross yield (asking)

12.7%

True gross yield (all-in)

10.8%

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.

$2.3M$1.7M$1.1M$571K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $315K
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 13: 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
$383K
+22%
Rental Income
+$107K
Total Position
$491K
+56%
9.3%/yr
Year 10
Capital Value
$466K
+48%
Rental Income
+$232K
Total Position
$698K
+122%
8.3%/yr
Year 20
Capital Value
$690K
+119%
Rental Income
+$544K
Total Position
$1.2M
+292%
7.1%/yr
Year 30
Capital Value
$1.0M
+224%
Rental Income
+$963K
Total Position
$2.0M
+530%
6.3%/yr

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.4% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Strong
$209 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $209 — 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 52% — 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

32% occ.
5.3%
$1,517/mo
42% occ.
7.0%
$2,002/mo
52% occ.
8.7%
$2,486/mo
current
62% occ.
10.4%
$2,970/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.