T4 flat in Centro, Almancil
T4 flat in Centro, Almancil — image 2T4 flat in Centro, Almancil — image 3T4 flat in Centro, Almancil — image 4T4 flat in Centro, Almancil — image 5
Grade B+apartmentmid-range

T4 flat in Centro, Almancil

Loulé/Vilamoura · Golden Triangle ·

€814,500

Asking Price (EUR)

5.6%

True Net Yield (Owner, all-in)

3.9%

True Net Yield (Managed, all-in)

8.6%

True Gross Yield

37%

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: €78,893/yr
Average Daily Rate: €589
+3.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%)
Payback Period: 12.9 years
5-yr Capital Value: €1.1M
10-yr Capital Value: €1.3M
Brixfox Score: 70.4 / 100
Comparable Properties: 10
Data Confidence: 65%
Search Radius: 3 km

True Investment Cost

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

€918,904

+12.8% over asking

Asking price€814,500
IMT — Property transfer tax (investment schedule)€48,870
IS — Stamp duty (0.8%)€6,516
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€12,218
Total acquisition costs€68,854
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€35,550
All-in investment (incl. renovation & furnishing)€918,904

Gross yield (asking price)

9.7%

True gross yield (all-in)

8.6%

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: 4
Bathrooms: 4
Building: 201 m²
Style: contemporary
Condition: new-build
Energy Certificate: A

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

glass balconiesmulti-level terracesintegrated planters

Score Breakdown

ROI
19.72
Visual Appeal
13.6
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
3.67
Payback Speed
3
STR Suitability
3

Description

This splendid development is located in a privileged area of Almancil, close to the Algarve's most pretigious tourist resorts. This property, offers 2, 3 and 4 bedroom duplex apartments, is remarkable for its urban and welcoming design and is perfect for those looking for comfort and modernity. The kitchens are fully

Location

📍 37.0863°N, 8.0330°W

· Loulé/Vilamoura, Algarve, Portugal

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Loulé/Vilamoura / Golden Triangle

T4 flat in Centro, Almancil

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
201 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 6.5% net return annually.

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The Investment

Brixfox Score70
GradeB+
Brixfox Intelligence
70B+Strong
Score Breakdown
ROI & Yield77%
Capital Growth74%
Risk Profile72%
Market Demand70%

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
+12.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$250K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.5%
$4,817/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
15.3 yr
Rental only

Property details

Energy: A
Condition: new-build

Description

This splendid development is located in a privileged area of Almancil, close to the Algarve's most pretigious tourist resorts. This property, offers 2, 3 and 4 bedroom duplex apartments, is remarkable for its urban and welcoming design and is perfect for those looking for comfort and modernity. The kitchens are fully

Income Breakdown

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Nightly Rate (ADR)
$853/night
50% ($392)Brixfox estimate($853/night)200% ($1569)
Occupancy
37%
10%Brixfox estimate(37%)100%

Short-Term Rental

Yearly income
$57,800
Airbnb data$853/night · 37% occupancy
Rental income
$853/night · 37% occ.
$114,133
Running costs (20%)
Utilities, cleaning, maintenance
-$22,827
Income tax (10%)
Indonesian rental income tax
-$31,957
Property tax
Annual property tax
-$1,549
Net income
6.5% ROI
$57,800

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$885,326
IMT (transfer tax, investment schedule)$53,120
Imposto de Selo (stamp duty)$7,083
Notary & registration$1,359
Legal / due diligence$13,280
Total acquisition costs$74,841
RenovationMove-in ready
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$38,641
All-in investment$998,809

Gross yield (asking)

12.9%

True gross yield (all-in)

11.4%

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.

$5.9M$4.5M$3.0M$1.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $815K
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 13: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$991K
+22%
Rental Income
+$282K
Total Position
$1.3M
+56%
9.3%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$610K
Total Position
$1.8M
+123%
8.3%/yr
Year 20
Capital Value
$1.8M
+119%
Rental Income
+$1.4M
Total Position
$3.2M
+295%
7.1%/yr
Year 30
Capital Value
$2.6M
+224%
Rental Income
+$2.5M
Total Position
$5.2M
+535%
6.4%/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
Good
6.5% annual return
Occupancy
Weak
37% average occupancy
Nightly Rate
Strong
$784 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 $784 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 37% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
7.2%
$5,317/mo
40% occ.
9.7%
$7,133/mo
37% occ.
8.8%
$6,528/mo
current
47% occ.
11.3%
$8,344/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.