T2 flat in Rua das Especiarias, Nn, Victoria - Monte Laguna, Vilamoura, Quarteira
Grade B+apartmentluxury

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

Loulé/Vilamoura · Golden Triangle ·

€630,000

Asking Price (EUR)

3.8%

True Net Yield (Owner, all-in)

2.6%

True Net Yield (Managed, all-in)

5.8%

True Gross Yield

54%

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: €41,922/yr
Average Daily Rate: €213
+11.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%), Luxury finish (+8%)
Payback Period: 18.8 years
5-yr Capital Value: €827,811
10-yr Capital Value: €1.0M
Brixfox Score: 65.4 / 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.

€723,920

+14.9% over asking

Asking price€630,000
IMT — Property transfer tax (investment schedule)€38,230
IS — Stamp duty (0.8%)€5,040
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€9,450
Total acquisition costs€53,970
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€39,950
All-in investment (incl. renovation & furnishing)€723,920

Gross yield (asking price)

6.7%

True gross yield (all-in)

5.8%

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: excellent

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

outdoor lounge arealush greenery and climbing plantsnatural wood furniture

Score Breakdown

ROI
15.98
Visual Appeal
13.2
Ownership Security
13
Location
8.4
Land & Space
4.38
Rental Demand
5.4
Payback Speed
2
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

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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 4.4% net return annually.

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The Investment

Brixfox Score65
GradeB+
Brixfox Intelligence
65B+Strong
Score Breakdown
ROI & Yield72%
Capital Growth68%
Risk Profile67%
Market Demand65%

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%
+$193K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.4%
$2,528/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
22.6 yr
Rental only

Property details

Condition: excellent

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)
$308/night
50% ($142)Brixfox estimate($308/night)200% ($567)
Occupancy
54%
10%Brixfox estimate(54%)100%

Short-Term Rental

Yearly income
$30,336
Airbnb data$308/night · 54% occupancy
Rental income
$308/night · 54% occ.
$60,642
Running costs (20%)
Utilities, cleaning, maintenance
-$12,128
Income tax (10%)
Indonesian rental income tax
-$16,980
Property tax
Annual property tax
-$1,198
Net income
4.4% ROI
$30,336

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$684,783
IMT (transfer tax, investment schedule)$41,554
Imposto de Selo (stamp duty)$5,478
Notary & registration$1,359
Legal / due diligence$10,272
Total acquisition costs$58,663
RenovationMove-in ready
Furnishing & STR launch
2bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$43,424
All-in investment$786,870

Gross yield (asking)

8.9%

True gross yield (all-in)

7.7%

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.

$3.9M$2.9M$1.9M$969K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $630K
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
$766K
+22%
Rental Income
+$148K
Total Position
$915K
+45%
7.7%/yr
Year 10
Capital Value
$933K
+48%
Rental Income
+$320K
Total Position
$1.3M
+99%
7.1%/yr
Year 20
Capital Value
$1.4M
+119%
Rental Income
+$750K
Total Position
$2.1M
+238%
6.3%/yr
Year 30
Capital Value
$2.0M
+224%
Rental Income
+$1.3M
Total Position
$3.4M
+435%
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
4.4% annual return
Occupancy
Average
54% average occupancy
Nightly Rate
Strong
$283 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $283 — positioned in the top tier
Stunning visuals with 8/10 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 4.4% 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

34% occ.
3.7%
$2,127/mo
44% occ.
4.9%
$2,782/mo
54% occ.
6.0%
$3,438/mo
current
64% occ.
7.2%
$4,093/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.