T2 flat in Centro, Almancil
T2 flat in Centro, Almancil — image 2T2 flat in Centro, Almancil — image 3T2 flat in Centro, Almancil — image 4T2 flat in Centro, Almancil — image 5
Grade Bapartmentluxury

T2 flat in Centro, Almancil

Loulé/Vilamoura · Golden Triangle ·

€410,000

Asking Price (EUR)

3.4%

True Net Yield (Owner, all-in)

2.3%

True Net Yield (Managed, all-in)

5.2%

True Gross Yield

39%

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: €24,889/yr
Average Daily Rate: €177
+21.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%), Has view (+10%), Luxury finish (+8%)
Payback Period: 20.6 years
5-yr Capital Value: €538,734
10-yr Capital Value: €655,452
Brixfox Score: 63 / 100
Comparable Properties: 5
Data Confidence: 73%
Search Radius: 2 km

True Investment Cost

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

€481,260

+17.4% over asking

Asking price€410,000
IMT — Property transfer tax (investment schedule)€20,630
IS — Stamp duty (0.8%)€3,280
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,150
Total acquisition costs€31,310
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)€481,260

Gross yield (asking price)

6.1%

True gross yield (all-in)

5.2%

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: 2
Building: 114 m²
Style: contemporary
Condition: excellent
Energy Certificate: A+
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

open-plan living and dininglarge sliding glass doors to balconymodern kitchen with integrated appliancesstylish pendant lighting

Score Breakdown

ROI
15.27
Visual Appeal
14.2
Ownership Security
13
Location
8.4
Land & Space
4.28
Rental Demand
3.85
Payback Speed
1
STR Suitability
3

Description

Discover this brand-new, modern 2-bedroom apartment with 91m² of living space, ideally located in the vibrant heart of Almancil. Situated on the 2nd floor of a three-storey condominium with only nine units, this apartment offers the perfect balance of comfort and a fantastic investment opportunity. The open-plan layou

Location

📍 37.0862°N, 8.0320°W

· Loulé/Vilamoura, Algarve, Portugal

View on Engel & Völkers Quinta do Lago →Also on Idealista.pt
Idealista.pt
Loulé/Vilamoura / Golden Triangle

T2 flat in Centro, Almancil

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

Grade B investment — short-term rental yields 4.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score63
GradeB
Brixfox Intelligence
63BStrong
Score Breakdown
ROI & Yield69%
Capital Growth66%
Risk Profile65%
Market Demand63%

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
+10.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$126K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.0%
$1,495/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
24.8 yr
Rental only

Property details

Energy: A+
Condition: excellent

Description

Discover this brand-new, modern 2-bedroom apartment with 91m² of living space, ideally located in the vibrant heart of Almancil. Situated on the 2nd floor of a three-storey condominium with only nine units, this apartment offers the perfect balance of comfort and a fantastic investment opportunity. The open-plan layou

Income Breakdown

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Nightly Rate (ADR)
$256/night
50% ($118)Brixfox estimate($256/night)200% ($471)
Occupancy
39%
10%Brixfox estimate(39%)100%

Short-Term Rental

Yearly income
$17,942
Airbnb data$256/night · 39% occupancy
Rental income
$256/night · 39% occ.
$36,004
Running costs (20%)
Utilities, cleaning, maintenance
-$7,201
Income tax (10%)
Indonesian rental income tax
-$10,081
Property tax
Annual property tax
-$780
Net income
4.0% ROI
$17,942

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$445,652
IMT (transfer tax, investment schedule)$22,424
Imposto de Selo (stamp duty)$3,565
Notary & registration$1,359
Legal / due diligence$6,685
Total acquisition costs$34,033
RenovationMove-in ready
Furnishing & STR launch
2bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$43,424
All-in investment$523,109

Gross yield (asking)

8.1%

True gross yield (all-in)

6.9%

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.

$2.4M$1.8M$1.2M$608K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $410K
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 19: 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
$499K
+22%
Rental Income
+$88K
Total Position
$586K
+43%
7.4%/yr
Year 10
Capital Value
$607K
+48%
Rental Income
+$189K
Total Position
$796K
+94%
6.9%/yr
Year 20
Capital Value
$898K
+119%
Rental Income
+$444K
Total Position
$1.3M
+227%
6.1%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$785K
Total Position
$2.1M
+416%
5.6%/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
4.0% annual return
Occupancy
Weak
39% average occupancy
Nightly Rate
Strong
$236 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 $236 — 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 4.0% 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.
4.2%
$1,572/mo
40% occ.
5.7%
$2,117/mo
39% occ.
5.5%
$2,035/mo
current
49% occ.
6.9%
$2,581/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.