T2 flat in Caminho do Lago, Barca do Lago - Eden - Planalto, Vilamoura, Quarteira
T2 flat in Caminho do Lago, Barca do Lago - Eden - Planalto, Vilamoura, Quarteira — image 2T2 flat in Caminho do Lago, Barca do Lago - Eden - Planalto, Vilamoura, Quarteira — image 3T2 flat in Caminho do Lago, Barca do Lago - Eden - Planalto, Vilamoura, Quarteira — image 4T2 flat in Caminho do Lago, Barca do Lago - Eden - Planalto, Vilamoura, Quarteira — image 5
Grade Bapartmentmid-range

T2 flat in Caminho do Lago, Barca do Lago - Eden - Planalto, Vilamoura, Quarteira

Loulé/Vilamoura · Golden Triangle ·

€364,000

Asking Price (EUR)

4.8%

True Net Yield (Owner, all-in)

3.3%

True Net Yield (Managed, all-in)

7.4%

True Gross Yield

35%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.8 months ago and is currently at 15% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €31,180/yr
Average Daily Rate: €241
+2.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), Has pool (0%)
Payback Period: 14.4 years
5-yr Capital Value: €478,291
10-yr Capital Value: €581,914
Brixfox Score: 62.8 / 100
Comparable Properties: 67
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.

€423,422

+16.3% over asking

Asking price€364,000
IMT — Property transfer tax (investment schedule)€16,950
IS — Stamp duty (0.8%)€2,912
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,460
Total acquisition costs€26,572
Renovation (est. €55/m² × 100 m²)
Light touch-ups — paint, fixtures, deep clean.		€5,500
(€3,000–€8,000)
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)€423,422

Gross yield (asking price)

8.6%

True gross yield (all-in)

7.4%

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: 100 m²
Style: portuguese-traditional
Condition: good
Year Built: 2001
Energy Certificate: C
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

communal pooltraditional Algarve architecture

Score Breakdown

ROI
18.44
Visual Appeal
9.4
Ownership Security
13
Location
8.4
Land & Space
4
Rental Demand
3.54
Payback Speed
3
STR Suitability
3

Description

2 bedroom apartment located in Vilamoura near the Hotel Mourabel. Composed by: - Front patio with barbecue and access to the condominium. - Entrance hall, - Living room with access to the patio, - Complete bathroom, - Equipped kitchen, - Dining room, - Complete bathroom, - Two rooms, - Condominium swimming pool. Len

Location

📍 37.0940°N, 8.1260°W

· Loulé/Vilamoura, Algarve, Portugal

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Loulé/Vilamoura / Golden Triangle

T2 flat in Caminho do Lago, Barca do Lago - Eden - Planalto, Vilamoura, Quarteira

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

Grade B investment — short-term rental yields 5.8% net return annually.

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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
+11.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$112K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.8%
$1,915/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
17.2 yr
Rental only

Property details

Year built: 2001
Energy: C
Condition: good

Description

2 bedroom apartment located in Vilamoura near the Hotel Mourabel. Composed by: - Front patio with barbecue and access to the condominium. - Entrance hall, - Living room with access to the patio, - Complete bathroom, - Equipped kitchen, - Dining room, - Complete bathroom, - Two rooms, - Condominium swimming pool. Len

Income Breakdown

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Nightly Rate (ADR)
$352/night
50% ($162)Brixfox estimate($352/night)200% ($649)
Occupancy
35%
10%Brixfox estimate(35%)100%

Short-Term Rental

Yearly income
$22,976
Airbnb data$352/night · 35% occupancy
Rental income
$352/night · 35% occ.
$45,515
Running costs (20%)
Utilities, cleaning, maintenance
-$9,103
Income tax (10%)
Indonesian rental income tax
-$12,744
Property tax
Annual property tax
-$692
Net income
5.8% ROI
$22,976

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$395,652
IMT (transfer tax, investment schedule)$18,424
Imposto de Selo (stamp duty)$3,165
Notary & registration$1,359
Legal / due diligence$5,935
Total acquisition costs$28,883
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$5,978
($3,261–$8,696)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$29,728
All-in investment$460,241

Gross yield (asking)

11.5%

True gross yield (all-in)

9.9%

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.

$2.5M$1.9M$1.3M$629K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $364K
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 15: 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
$443K
+22%
Rental Income
+$112K
Total Position
$555K
+52%
8.8%/yr
Year 10
Capital Value
$539K
+48%
Rental Income
+$242K
Total Position
$781K
+115%
7.9%/yr
Year 20
Capital Value
$798K
+119%
Rental Income
+$568K
Total Position
$1.4M
+275%
6.8%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$1.0M
Total Position
$2.2M
+501%
6.2%/yr

Location

Loulé/Vilamoura

Golden Triangle, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.8% annual return
Occupancy
Weak
35% average occupancy
Nightly Rate
Strong
$324 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 $324 — 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 35% — 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.
6.7%
$2,194/mo
40% occ.
8.9%
$2,944/mo
35% occ.
7.9%
$2,597/mo
current
45% occ.
10.2%
$3,348/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.