Detached house in Rua 25 de Abril, Centro, Montenegro
Detached house in Rua 25 de Abril, Centro, Montenegro — image 2Detached house in Rua 25 de Abril, Centro, Montenegro — image 3Detached house in Rua 25 de Abril, Centro, Montenegro — image 4Detached house in Rua 25 de Abril, Centro, Montenegro — image 5
Grade Avillaluxury

Detached house in Rua 25 de Abril, Centro, Montenegro

Faro · Eastern Algarve ·

€2.3M

Asking Price (EUR)

5.9%

True Net Yield (Owner, all-in)

4.1%

True Net Yield (Managed, all-in)

9.1%

True Gross Yield

67%

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: €236,152/yr
Average Daily Rate: €970
+11.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%), Luxury finish (+8%)
Payback Period: 12.1 years
5-yr Capital Value: €3.0M
10-yr Capital Value: €3.7M
Brixfox Score: 78.3 / 100
Comparable Properties: 5
Data Confidence: 62%
Search Radius: 4 km

True Investment Cost

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

€2.6M

+12.4% over asking

Asking price€2.3M
IMT — Property transfer tax (investment schedule)€172,500
IS — Stamp duty (0.8%)€18,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€34,500
Total acquisition costs€226,650
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€59,650
All-in investment (incl. renovation & furnishing)€2.6M

Gross yield (asking price)

10.3%

True gross yield (all-in)

9.1%

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: 5
Building: 504 m²
Land: 791 m²
Style: contemporary
Condition: excellent
Energy Certificate: A+

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

live-edge wood coffee tablebuilt-in shelving unitsintegrated TV and fireplace area

Score Breakdown

ROI
20.52
Visual Appeal
13.6
Ownership Security
13
Location
8.4
Land & Space
10.09
Rental Demand
6.72
Payback Speed
3
STR Suitability
3

Description

The first luxury development in Faro, is located in the heart of the famous city of Faro in the Algarve, an internationally popular destination in the south of Portugal. 8 minutes from Praïa de Faro beach, An exclusive and fully secure domain of 37 exceptional villas. The villas each have 3 to 4 bedrooms and living s

Location

📍 37.0280°N, 7.9612°W

· Faro, Algarve, Portugal

View on Golden Properties →Also on Idealista.pt
Idealista.pt
Faro / Eastern Algarve

Detached house in Rua 25 de Abril, Centro, Montenegro

Inventory
4 Beds
Bathrooms
5 Baths
Built Area
504 m²
Land Plot
791 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 7.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score78
GradeA
Brixfox Intelligence
78AExcellent
Score Breakdown
ROI & Yield86%
Capital Growth82%
Risk Profile79%
Market Demand78%

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
+3.8%
+$432K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.0%
$14,535/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
14.3 yr
Rental only

Property details

Energy: A+
Condition: excellent

Description

The first luxury development in Faro, is located in the heart of the famous city of Faro in the Algarve, an internationally popular destination in the south of Portugal. 8 minutes from Praïa de Faro beach, An exclusive and fully secure domain of 37 exceptional villas. The villas each have 3 to 4 bedrooms and living s

Income Breakdown

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Nightly Rate (ADR)
$1,402/night
50% ($645)Brixfox estimate($1,402/night)200% ($2580)
Occupancy
67%
10%Brixfox estimate(67%)100%

Short-Term Rental

Yearly income
$174,417
Airbnb data$1,402/night · 67% occupancy
Rental income
$1,402/night · 67% occ.
$343,830
Running costs (20%)
Utilities, cleaning, maintenance
-$68,766
Income tax (10%)
Indonesian rental income tax
-$96,273
Property tax
Annual property tax
-$4,375
Net income
7.0% ROI
$174,417

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$2,500,000
IMT (transfer tax, investment schedule)$187,500
Imposto de Selo (stamp duty)$20,000
Notary & registration$1,359
Legal / due diligence$37,500
Total acquisition costs$246,359
RenovationMove-in ready
Furnishing & STR launch
4bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$62,663
All-in investment$2,809,022

Gross yield (asking)

13.8%

True gross yield (all-in)

12.2%

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 Faro.

$17.4M$13.0M$8.7M$4.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $2.3M
Capital appreciation
Property value growing at +4%/yr based on Faro 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
$2.8M
+22%
Rental Income
+$852K
Total Position
$3.7M
+59%
9.7%/yr
Year 10
Capital Value
$3.4M
+48%
Rental Income
+$1.8M
Total Position
$5.2M
+128%
8.6%/yr
Year 20
Capital Value
$5.0M
+119%
Rental Income
+$4.3M
Total Position
$9.4M
+307%
7.3%/yr
Year 30
Capital Value
$7.5M
+224%
Rental Income
+$7.6M
Total Position
$15.1M
+556%
6.5%/yr

Location

Faro

Eastern Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.0% annual return
Occupancy
Good
67% average occupancy
Nightly Rate
Strong
$1290 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
791 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1290 — positioned in the top tier
Generous 791 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
STR zoning not confirmed — verify before purchasing for short-term rental use

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

47% occ.
6.6%
$13,721/mo
57% occ.
8.0%
$16,706/mo
67% occ.
9.5%
$19,691/mo
current
77% occ.
10.9%
$22,677/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.