T3 flat in Rua das Especiarias, Nn, Victoria - Monte Laguna, Vilamoura, Quarteira
Grade B+apartmentluxury

T3 flat in Rua das Especiarias, Nn, Victoria - Monte Laguna, Vilamoura, Quarteira

Loulé/Vilamoura · Golden Triangle ·

€810,000

Asking Price (EUR)

3.8%

True Net Yield (Owner, all-in)

2.7%

True Net Yield (Managed, all-in)

5.9%

True Gross Yield

48%

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: €54,739/yr
Average Daily Rate: €313
+21.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%), Has view (+10%), Luxury finish (+8%)
Payback Period: 18.5 years
5-yr Capital Value: €1.1M
10-yr Capital Value: €1.3M
Brixfox Score: 67.3 / 100
Comparable Properties: 35
Data Confidence: 91%
Search Radius: 2 km

True Investment Cost

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

€927,280

+14.5% over asking

Asking price€810,000
IMT — Property transfer tax (investment schedule)€48,600
IS — Stamp duty (0.8%)€6,480
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€12,150
Total acquisition costs€68,480
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€48,800
All-in investment (incl. renovation & furnishing)€927,280

Gross yield (asking price)

6.8%

True gross yield (all-in)

5.9%

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: 3
Building: 159 m²
Style: contemporary
Condition: new-build
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

layered round rugsmodern sculptural pendant lightsabstract wall mirrorminimalist kitchen island

Score Breakdown

ROI
16.11
Visual Appeal
14.8
Ownership Security
13
Location
8.4
Land & Space
5.18
Rental Demand
4.79
Payback Speed
2
STR Suitability
3

Description

Vilamoura is a charming and luxurious destination located in the Algarve region, in southern Portugal. It has become a popular choice for tourists and foreign residents due to its stunning scenery, golden sandy beaches and a wide variety of leisure options. The main point of Vilamoura is its marina, which is one of the

Location

📍 37.0680°N, 8.1000°W

· Loulé/Vilamoura, Algarve, Portugal

View on Vilamoura →Also on Idealista.pt
Idealista.pt
Loulé/Vilamoura / Golden Triangle

T3 flat in Rua das Especiarias, Nn, Victoria - Monte Laguna, Vilamoura, Quarteira

Inventory
3 Beds
Bathrooms
0 Baths
Built Area
159 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 4.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score67
GradeB+
Brixfox Intelligence
67B+Strong
Score Breakdown
ROI & Yield74%
Capital Growth70%
Risk Profile69%
Market Demand67%

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
+10.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$249K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.5%
$3,303/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
22.2 yr
Rental only

Property details

Condition: new-build

Description

Vilamoura is a charming and luxurious destination located in the Algarve region, in southern Portugal. It has become a popular choice for tourists and foreign residents due to its stunning scenery, golden sandy beaches and a wide variety of leisure options. The main point of Vilamoura is its marina, which is one of the

Income Breakdown

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Nightly Rate (ADR)
$453/night
50% ($208)Brixfox estimate($453/night)200% ($834)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$39,634
Airbnb data$453/night · 48% occupancy
Rental income
$453/night · 48% occ.
$79,182
Running costs (20%)
Utilities, cleaning, maintenance
-$15,836
Income tax (10%)
Indonesian rental income tax
-$22,171
Property tax
Annual property tax
-$1,541
Net income
4.5% ROI
$39,634

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$880,435
IMT (transfer tax, investment schedule)$52,826
Imposto de Selo (stamp duty)$7,043
Notary & registration$1,359
Legal / due diligence$13,207
Total acquisition costs$74,435
RenovationMove-in ready
Furnishing & STR launch
3bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$53,043
All-in investment$1,007,913

Gross yield (asking)

9.0%

True gross yield (all-in)

7.9%

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.

$5.0M$3.8M$2.5M$1.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $810K
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 18: 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
$985K
+22%
Rental Income
+$194K
Total Position
$1.2M
+46%
7.8%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$418K
Total Position
$1.6M
+100%
7.2%/yr
Year 20
Capital Value
$1.8M
+119%
Rental Income
+$980K
Total Position
$2.8M
+240%
6.3%/yr
Year 30
Capital Value
$2.6M
+224%
Rental Income
+$1.7M
Total Position
$4.4M
+439%
5.8%/yr

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.5% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Strong
$417 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $417 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.5% 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.
3.8%
$2,766/mo
40% occ.
5.1%
$3,731/mo
48% occ.
6.1%
$4,491/mo
current
58% occ.
7.4%
$5,456/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.