T2 flat in Rua Dom Dinis, Quinta do Romão, Quarteira, Quarteira
T2 flat in Rua Dom Dinis, Quinta do Romão, Quarteira, Quarteira — image 2T2 flat in Rua Dom Dinis, Quinta do Romão, Quarteira, Quarteira — image 3T2 flat in Rua Dom Dinis, Quinta do Romão, Quarteira, Quarteira — image 4T2 flat in Rua Dom Dinis, Quinta do Romão, Quarteira, Quarteira — image 5
Grade Bapartmentbudget

T2 flat in Rua Dom Dinis, Quinta do Romão, Quarteira, Quarteira

Loulé/Vilamoura · Golden Triangle ·

€445,000

Asking Price (EUR)

2.8%

True Net Yield (Owner, all-in)

1.9%

True Net Yield (Managed, all-in)

4.3%

True Gross Yield

39%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.6 months ago and is currently at 13% 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: €21,608/yr
Average Daily Rate: €154
-27.0% vs area baselineDated style (-15%), Has pool (0%), Budget finish (-12%)
Payback Period: 25.3 years
5-yr Capital Value: €584,723
10-yr Capital Value: €711,405
Brixfox Score: 57.5 / 100
Comparable Properties: 96
Data Confidence: 95%
Search Radius: 2 km

True Investment Cost

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

€505,150

+13.5% over asking

Asking price€445,000
IMT — Property transfer tax (investment schedule)€23,430
IS — Stamp duty (0.8%)€3,560
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,675
Total acquisition costs€34,915
Renovation (est. €55/m² × 107 m²)
Light touch-ups — paint, fixtures, deep clean.		€5,885
(€3,210–€8,560)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€19,350
All-in investment (incl. renovation & furnishing)€505,150

Gross yield (asking price)

4.9%

True gross yield (all-in)

4.3%

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: 1
Building: 107 m²
Style: dated
Condition: good
Year Built: 2003
Energy Certificate: C
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

balconies

Score Breakdown

ROI
13.87
Visual Appeal
11.2
Ownership Security
13
Location
8.4
Land & Space
4.14
Rental Demand
3.85
Payback Speed
0
STR Suitability
3

Description

Discover this excellent apartment located in one of the rare buildings with a swimming pool in Quarteira, a true gem by the beach! Situated right on the promenade, this property offers direct access to the seafront, allowing you to stroll peacefully to Vilamoura Marina - one of the most prestigious and recognized marin

Location

📍 37.0695°N, 8.1086°W

· Loulé/Vilamoura, Algarve, Portugal

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Loulé/Vilamoura / Golden Triangle

T2 flat in Rua Dom Dinis, Quinta do Romão, Quarteira, Quarteira

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

Grade B investment — short-term rental yields 3.2% 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
+9.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$137K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.2%
$1,306/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
30.9 yr
Rental only

Property details

Year built: 2003
Energy: C
Condition: good

Description

Discover this excellent apartment located in one of the rare buildings with a swimming pool in Quarteira, a true gem by the beach! Situated right on the promenade, this property offers direct access to the seafront, allowing you to stroll peacefully to Vilamoura Marina - one of the most prestigious and recognized marin

Income Breakdown

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Nightly Rate (ADR)
$226/night
50% ($104)Brixfox estimate($226/night)200% ($416)
Occupancy
39%
10%Brixfox estimate(39%)100%

Short-Term Rental

Yearly income
$15,675
Airbnb data$226/night · 39% occupancy
Rental income
$226/night · 39% occ.
$31,773
Running costs (20%)
Utilities, cleaning, maintenance
-$6,355
Income tax (10%)
Indonesian rental income tax
-$8,896
Property tax
Annual property tax
-$846
Net income
3.2% ROI
$15,675

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$483,696
IMT (transfer tax, investment schedule)$25,467
Imposto de Selo (stamp duty)$3,870
Notary & registration$1,359
Legal / due diligence$7,255
Total acquisition costs$37,951
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$6,397
($3,489–$9,304)
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$21,033
All-in investment$549,076

Gross yield (asking)

6.6%

True gross yield (all-in)

5.8%

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.

$2.4M$1.8M$1.2M$612K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $445K
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 23: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$541K
+22%
Rental Income
+$77K
Total Position
$618K
+39%
6.8%/yr
Year 10
Capital Value
$659K
+48%
Rental Income
+$165K
Total Position
$824K
+85%
6.4%/yr
Year 20
Capital Value
$975K
+119%
Rental Income
+$388K
Total Position
$1.4M
+206%
5.8%/yr
Year 30
Capital Value
$1.4M
+224%
Rental Income
+$686K
Total Position
$2.1M
+379%
5.4%/yr

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.2% annual return
Occupancy
Weak
39% average occupancy
Nightly Rate
Strong
$208 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 $208 — 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 3.2% 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.
3.4%
$1,373/mo
40% occ.
4.6%
$1,854/mo
39% occ.
4.4%
$1,783/mo
current
49% occ.
5.6%
$2,264/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.