T3 flat in Avenida Tivoli, 1, Marina de Vilamoura, Vilamoura, Quarteira
Grade Bapartmentmid-range

T3 flat in Avenida Tivoli, 1, Marina de Vilamoura, Vilamoura, Quarteira

Loulé/Vilamoura · Golden Triangle ·

€800,000

Asking Price (EUR)

3.9%

True Net Yield (Owner, all-in)

2.7%

True Net Yield (Managed, all-in)

6.0%

True Gross Yield

47%

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: €54,370/yr
Average Daily Rate: €316
+22.0% vs area baselineModern/contemporary style (+12%), Has pool (0%), Has view (+10%)
Payback Period: 18.4 years
5-yr Capital Value: €1.1M
10-yr Capital Value: €1.3M
Brixfox Score: 64.8 / 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.

€910,635

+13.8% over asking

Asking price€800,000
IMT — Property transfer tax (investment schedule)€48,000
IS — Stamp duty (0.8%)€6,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€12,000
Total acquisition costs€67,650
Renovation (est. €55/m² × 187 m²)
Light touch-ups — paint, fixtures, deep clean.		€10,285
(€5,610–€14,960)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,700
All-in investment (incl. renovation & furnishing)€910,635

Gross yield (asking price)

6.8%

True gross yield (all-in)

6.0%

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: 187 m²
Style: contemporary
Condition: good
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large communal gardenpergola shaded areamultiple balconies

Score Breakdown

ROI
16.16
Visual Appeal
11.8
Ownership Security
13
Location
8.4
Land & Space
5.74
Rental Demand
4.72
Payback Speed
2
STR Suitability
3

Description

Excellent 3 bedroom apartment with balcony to the east. Excellent state of conservation, with an area of 147m2, located in a private condominium, with 2 large swimming pools, gardens and lawn. Condominium with concierge and 24h security. It is a 2-minute walk from Vilamoura Marina and the beach. The apartment benefits

Location

📍 37.0680°N, 8.1000°W

· Loulé/Vilamoura, Algarve, Portugal

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

T3 flat in Avenida Tivoli, 1, Marina de Vilamoura, Vilamoura, Quarteira

Inventory
3 Beds
Bathrooms
0 Baths
Built Area
187 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 Score65
GradeB
Brixfox Intelligence
65BStrong
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
+10.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$246K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.5%
$3,282/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
22.1 yr
Rental only

Property details

Condition: good

Description

Excellent 3 bedroom apartment with balcony to the east. Excellent state of conservation, with an area of 147m2, located in a private condominium, with 2 large swimming pools, gardens and lawn. Condominium with concierge and 24h security. It is a 2-minute walk from Vilamoura Marina and the beach. The apartment benefits

Income Breakdown

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Nightly Rate (ADR)
$457/night
50% ($210)Brixfox estimate($457/night)200% ($841)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$39,380
Airbnb data$457/night · 47% occupancy
Rental income
$457/night · 47% occ.
$78,657
Running costs (20%)
Utilities, cleaning, maintenance
-$15,731
Income tax (10%)
Indonesian rental income tax
-$22,024
Property tax
Annual property tax
-$1,522
Net income
4.5% ROI
$39,380

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$869,565
IMT (transfer tax, investment schedule)$52,174
Imposto de Selo (stamp duty)$6,957
Notary & registration$1,359
Legal / due diligence$13,043
Total acquisition costs$73,533
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$11,179
($6,098–$16,261)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$35,543
All-in investment$989,821

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$3.7M$2.5M$1.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $800K
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
$973K
+22%
Rental Income
+$192K
Total Position
$1.2M
+46%
7.8%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$415K
Total Position
$1.6M
+100%
7.2%/yr
Year 20
Capital Value
$1.8M
+119%
Rental Income
+$973K
Total Position
$2.7M
+241%
6.3%/yr
Year 30
Capital Value
$2.6M
+224%
Rental Income
+$1.7M
Total Position
$4.3M
+440%
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
Average
47% average occupancy
Nightly Rate
Strong
$420 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $420 — 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.
3.9%
$2,791/mo
40% occ.
5.2%
$3,764/mo
47% occ.
6.2%
$4,461/mo
current
57% occ.
7.5%
$5,434/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.