Penthouse in Rua dos Eua, 30, Ténis - Clube do Lago, Vilamoura, Quarteira
Penthouse in Rua dos Eua, 30, Ténis - Clube do Lago, Vilamoura, Quarteira — image 2Penthouse in Rua dos Eua, 30, Ténis - Clube do Lago, Vilamoura, Quarteira — image 3Penthouse in Rua dos Eua, 30, Ténis - Clube do Lago, Vilamoura, Quarteira — image 4Penthouse in Rua dos Eua, 30, Ténis - Clube do Lago, Vilamoura, Quarteira — image 5
Grade Bapartmentmid-range

Penthouse in Rua dos Eua, 30, Ténis - Clube do Lago, Vilamoura, Quarteira

Loulé/Vilamoura · Golden Triangle ·

€525,000

Asking Price (EUR)

3.8%

True Net Yield (Owner, all-in)

2.6%

True Net Yield (Managed, all-in)

5.9%

True Gross Yield

35%

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: €35,300/yr
Average Daily Rate: €277
+22.0% vs area baselineModern/contemporary style (+12%), Has pool (0%), Has view (+10%)
Payback Period: 18.6 years
5-yr Capital Value: €689,842
10-yr Capital Value: €839,299
Brixfox Score: 61.4 / 100
Comparable Properties: 94
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.

€601,720

+14.6% over asking

Asking price€525,000
IMT — Property transfer tax (investment schedule)€29,830
IS — Stamp duty (0.8%)€4,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,875
Total acquisition costs€43,155
Renovation (est. €55/m² × 113 m²)
Light touch-ups — paint, fixtures, deep clean.		€6,215
(€3,390–€9,040)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€27,350
All-in investment (incl. renovation & furnishing)€601,720

Gross yield (asking price)

6.7%

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: 2
Bathrooms: 2
Building: 113 m²
Style: contemporary
Condition: good
Year Built: 1982
Energy Certificate: E
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

multiple swimming poolscommunal garden areabalcony view

Score Breakdown

ROI
16.07
Visual Appeal
11.2
Ownership Security
13
Location
8.4
Land & Space
4.26
Rental Demand
3.49
Payback Speed
2
STR Suitability
3

Description

Elegant T2 apartment in a prestigious private condominium, in Vilamoura, a unique opportunity for those seeking comfort, modernity, and a prime location in the Algarve. Subjected to a thorough renovation, including electricity, plumbing, and window frames, this property is presented as practically new, ready to move i

Location

📍 37.0848°N, 8.1134°W

· Loulé/Vilamoura, Algarve, Portugal

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

Penthouse in Rua dos Eua, 30, Ténis - Clube do Lago, Vilamoura, Quarteira

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
113 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 Score61
GradeB
Brixfox Intelligence
61BStrong
Score Breakdown
ROI & Yield67%
Capital Growth64%
Risk Profile63%
Market Demand61%

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%
+$161K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.5%
$2,130/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
22.3 yr
Rental only

Property details

Year built: 1982
Energy: E
Condition: good

Description

Elegant T2 apartment in a prestigious private condominium, in Vilamoura, a unique opportunity for those seeking comfort, modernity, and a prime location in the Algarve. Subjected to a thorough renovation, including electricity, plumbing, and window frames, this property is presented as practically new, ready to move i

Income Breakdown

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Nightly Rate (ADR)
$400/night
50% ($184)Brixfox estimate($400/night)200% ($737)
Occupancy
35%
10%Brixfox estimate(35%)100%

Short-Term Rental

Yearly income
$25,556
Airbnb data$400/night · 35% occupancy
Rental income
$400/night · 35% occ.
$51,066
Running costs (20%)
Utilities, cleaning, maintenance
-$10,213
Income tax (10%)
Indonesian rental income tax
-$14,299
Property tax
Annual property tax
-$999
Net income
4.5% ROI
$25,556

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$570,652
IMT (transfer tax, investment schedule)$32,424
Imposto de Selo (stamp duty)$4,565
Notary & registration$1,359
Legal / due diligence$8,560
Total acquisition costs$46,908
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$6,755
($3,685–$9,826)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$29,728
All-in investment$654,043

Gross yield (asking)

8.9%

True gross yield (all-in)

7.8%

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.

$3.2M$2.4M$1.6M$811K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $525K
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
$639K
+22%
Rental Income
+$125K
Total Position
$764K
+45%
7.8%/yr
Year 10
Capital Value
$777K
+48%
Rental Income
+$270K
Total Position
$1.0M
+99%
7.1%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$632K
Total Position
$1.8M
+239%
6.3%/yr
Year 30
Capital Value
$1.7M
+224%
Rental Income
+$1.1M
Total Position
$2.8M
+437%
5.8%/yr

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.5% annual return
Occupancy
Weak
35% average occupancy
Nightly Rate
Strong
$368 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 $368 — 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 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.
5.2%
$2,474/mo
40% occ.
7.0%
$3,327/mo
35% occ.
6.1%
$2,896/mo
current
45% occ.
7.9%
$3,748/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.