T2 flat in Rua das Especiarias, Nn, Victoria - Monte Laguna, Vilamoura, Quarteira
Grade Bapartmentluxury

T2 flat in Rua das Especiarias, Nn, Victoria - Monte Laguna, Vilamoura, Quarteira

Loulé/Vilamoura · Golden Triangle ·

€660,000

Asking Price (EUR)

2.8%

True Net Yield (Owner, all-in)

2.0%

True Net Yield (Managed, all-in)

4.4%

True Gross Yield

50%

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: €33,187/yr
Average Daily Rate: €183
Payback Period: 24.8 years
5-yr Capital Value: €867,230
10-yr Capital Value: €1.1M
Brixfox Score: 58.7 / 100
Comparable Properties: 89
Data Confidence: 98%
Search Radius: 2 km

True Investment Cost

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

€758,480

+14.9% over asking

Asking price€660,000
IMT — Property transfer tax (investment schedule)€39,600
IS — Stamp duty (0.8%)€5,280
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€9,900
Total acquisition costs€56,030
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€42,450
All-in investment (incl. renovation & furnishing)€758,480

Gross yield (asking price)

5.0%

True gross yield (all-in)

4.4%

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: 119 m²
Style: contemporary
Condition: new-build
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

terraced architecture with integrated greeneryprivate balconies/patios for each unitresort-style pool area with sun loungerssubtle outdoor lighting for evening ambiance

Score Breakdown

ROI
13.97
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
4.38
Rental Demand
4.98
Payback Speed
1
STR Suitability
3

Description

The Nine is a new real estate project in Vilamoura facing the sun and consists of 48 apartments, T2 and T3, with two swimming pools, parking, an exclusive lounge area and a private condominium with all amenities. The Nine is located in a consolidated area of Vilamoura, a few minutes from Falésia beach, with golf less

Location

📍 37.0680°N, 8.1000°W

· Loulé/Vilamoura, Algarve, Portugal

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

T2 flat in Rua das Especiarias, Nn, Victoria - Monte Laguna, Vilamoura, Quarteira

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

Grade B investment — short-term rental yields 3.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score59
GradeB
Brixfox Intelligence
59BStrong
Score Breakdown
ROI & Yield65%
Capital Growth62%
Risk Profile61%
Market Demand59%

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%
+$203K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.3%
$1,976/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
30.3 yr
Rental only

Property details

Condition: new-build

Description

The Nine is a new real estate project in Vilamoura facing the sun and consists of 48 apartments, T2 and T3, with two swimming pools, parking, an exclusive lounge area and a private condominium with all amenities. The Nine is located in a consolidated area of Vilamoura, a few minutes from Falésia beach, with golf less

Income Breakdown

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Nightly Rate (ADR)
$264/night
50% ($122)Brixfox estimate($264/night)200% ($486)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$23,709
Airbnb data$264/night · 50% occupancy
Rental income
$264/night · 50% occ.
$48,008
Running costs (20%)
Utilities, cleaning, maintenance
-$9,602
Income tax (10%)
Indonesian rental income tax
-$13,442
Property tax
Annual property tax
-$1,255
Net income
3.3% ROI
$23,709

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$717,391
IMT (transfer tax, investment schedule)$43,043
Imposto de Selo (stamp duty)$5,739
Notary & registration$1,359
Legal / due diligence$10,761
Total acquisition costs$60,902
RenovationMove-in ready
Furnishing & STR launch
2bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$46,141
All-in investment$824,435

Gross yield (asking)

6.7%

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.

$3.7M$2.7M$1.8M$914K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $660K
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 22: 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
$803K
+22%
Rental Income
+$116K
Total Position
$919K
+39%
6.8%/yr
Year 10
Capital Value
$977K
+48%
Rental Income
+$250K
Total Position
$1.2M
+86%
6.4%/yr
Year 20
Capital Value
$1.4M
+119%
Rental Income
+$586K
Total Position
$2.0M
+208%
5.8%/yr
Year 30
Capital Value
$2.1M
+224%
Rental Income
+$1.0M
Total Position
$3.2M
+382%
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
3.3% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$243 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 $243 — 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 3.3% 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.
2.6%
$1,583/mo
40% occ.
3.6%
$2,146/mo
50% occ.
4.5%
$2,696/mo
current
60% occ.
5.5%
$3,259/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.