T1 flat in Rua da Mata, Praia de Quarteira, Quarteira, Quarteira
T1 flat in Rua da Mata, Praia de Quarteira, Quarteira, Quarteira — image 2T1 flat in Rua da Mata, Praia de Quarteira, Quarteira, Quarteira — image 3T1 flat in Rua da Mata, Praia de Quarteira, Quarteira, Quarteira — image 4T1 flat in Rua da Mata, Praia de Quarteira, Quarteira, Quarteira — image 5
Grade Bapartmentmid-range

T1 flat in Rua da Mata, Praia de Quarteira, Quarteira, Quarteira

Loulé/Vilamoura · Golden Triangle ·

€498,000

Asking Price (EUR)

3.0%

True Net Yield (Owner, all-in)

2.1%

True Net Yield (Managed, all-in)

4.6%

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: €26,054/yr
Average Daily Rate: €152
+13.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 23.9 years
5-yr Capital Value: €654,365
10-yr Capital Value: €796,135
Brixfox Score: 59.9 / 100
Comparable Properties: 52
Data Confidence: 97%
Search Radius: 2 km

True Investment Cost

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

€560,624

+12.6% over asking

Asking price€498,000
IMT — Property transfer tax (investment schedule)€27,670
IS — Stamp duty (0.8%)€3,984
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,470
Total acquisition costs€40,374
Renovation (est. €55/m² × 50 m²)
Light touch-ups — paint, fixtures, deep clean.		€2,750
(€1,500–€4,000)
Furnishing & STR launch (1bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€19,500
All-in investment (incl. renovation & furnishing)€560,624

Gross yield (asking price)

5.2%

True gross yield (all-in)

4.6%

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: 1
Bathrooms: 1
Building: 50 m²
Style: contemporary
Condition: good
Year Built: 2000
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

beachfront locationsea viewsproximity to urban amenities

Score Breakdown

ROI
14.22
Visual Appeal
12.6
Ownership Security
13
Location
8.4
Land & Space
3
Rental Demand
4.68
Payback Speed
1
STR Suitability
3

Description

Condo/Apartment T1 for sale.

Location

📍 37.0653°N, 8.0952°W

· Loulé/Vilamoura, Algarve, Portugal

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

T1 flat in Rua da Mata, Praia de Quarteira, Quarteira, Quarteira

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
50 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 3.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score60
GradeB
Brixfox Intelligence
60BStrong
Score Breakdown
ROI & Yield66%
Capital Growth63%
Risk Profile62%
Market Demand60%

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
+9.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+6.1%
+$153K in 5yr (+31%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.4%
$1,554/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
29.0 yr
Rental only

Property details

Year built: 2000
Energy: D
Condition: good

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$220/night
50% ($101)Brixfox estimate($220/night)200% ($406)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$18,651
Airbnb data$220/night · 47% occupancy
Rental income
$220/night · 47% occ.
$37,689
Running costs (20%)
Utilities, cleaning, maintenance
-$7,538
Income tax (10%)
Indonesian rental income tax
-$10,553
Property tax
Annual property tax
-$947
Net income
3.4% ROI
$18,651

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$541,304
IMT (transfer tax, investment schedule)$30,076
Imposto de Selo (stamp duty)$4,330
Notary & registration$1,359
Legal / due diligence$8,120
Total acquisition costs$43,885
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$2,989
($1,630–$4,348)
Furnishing & STR launch
1bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$21,196
All-in investment$609,374

Gross yield (asking)

7.0%

True gross yield (all-in)

6.2%

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.

$2.8M$2.1M$1.4M$699K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $498K
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 22: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$606K
+22%
Rental Income
+$91K
Total Position
$697K
+40%
7.0%/yr
Year 10
Capital Value
$737K
+48%
Rental Income
+$197K
Total Position
$934K
+88%
6.5%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$461K
Total Position
$1.6M
+212%
5.8%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$816K
Total Position
$2.4M
+388%
5.4%/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
Average
3.4% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Strong
$203 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 $203 — 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 3.4% 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.
2.9%
$1,329/mo
40% occ.
4.0%
$1,799/mo
47% occ.
4.7%
$2,120/mo
current
57% occ.
5.7%
$2,589/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.