T3 flat in Centro, Montenegro
T3 flat in Centro, Montenegro — image 2T3 flat in Centro, Montenegro — image 3T3 flat in Centro, Montenegro — image 4T3 flat in Centro, Montenegro — image 5
Grade B+apartmentmid-range

T3 flat in Centro, Montenegro

Faro · Eastern Algarve ·

€600,000

Asking Price (EUR)

5.0%

True Net Yield (Owner, all-in)

3.5%

True Net Yield (Managed, all-in)

7.7%

True Gross Yield

60%

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 0.75, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €52,550/yr
Average Daily Rate: €239
Payback Period: 14.2 years
5-yr Capital Value: €788,391
10-yr Capital Value: €959,198
Brixfox Score: 69.3 / 100
Comparable Properties: 11
Data Confidence: 72%
Search Radius: 3 km

True Investment Cost

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

€681,080

+13.5% over asking

Asking price€600,000
IMT — Property transfer tax (investment schedule)€35,830
IS — Stamp duty (0.8%)€4,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€9,000
Total acquisition costs€50,880
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€30,200
All-in investment (incl. renovation & furnishing)€681,080

Gross yield (asking price)

8.8%

True gross yield (all-in)

7.7%

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
Bathrooms: 2
Building: 291 m²
Style: modern
Condition: new-build
Year Built: 2024
Energy Certificate: A+

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

integrated kitchen appliancesopen-plan living areamodern staircase

Score Breakdown

ROI
18.66
Visual Appeal
11.2
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
6.03
Payback Speed
3
STR Suitability
3

Description

3 bedroom apartment, on the 3rd floor, with private rooftop with 138m2, located in a development under construction consisting of 4 floors, with a total of 11 apartments of types T1/T2/T3, located in Montenegro, Faro with completion expected in the 3rd quarter 2024. The apartment consists of a large living room, 3 bed

Location

📍 37.0310°N, 7.9637°W

· Faro, Algarve, Portugal

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Idealista.pt
Faro / Eastern Algarve

T3 flat in Centro, Montenegro

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

Grade B+ investment — short-term rental yields 5.9% net return annually.

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The Investment

Brixfox Score69
GradeB+
Brixfox Intelligence
69B+Strong
Score Breakdown
ROI & Yield76%
Capital Growth72%
Risk Profile71%
Market Demand69%

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
+9.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$113K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.9%
$3,224/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
16.9 yr
Rental only

Property details

Year built: 2024
Energy: A+
Condition: new-build

Description

3 bedroom apartment, on the 3rd floor, with private rooftop with 138m2, located in a development under construction consisting of 4 floors, with a total of 11 apartments of types T1/T2/T3, located in Montenegro, Faro with completion expected in the 3rd quarter 2024. The apartment consists of a large living room, 3 bed

Income Breakdown

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Nightly Rate (ADR)
$348/night
50% ($160)Brixfox estimate($348/night)200% ($641)
Occupancy
60%
10%Brixfox estimate(60%)100%

Short-Term Rental

Yearly income
$38,693
Airbnb data$348/night · 60% occupancy
Rental income
$348/night · 60% occ.
$76,604
Running costs (20%)
Utilities, cleaning, maintenance
-$15,321
Income tax (10%)
Indonesian rental income tax
-$21,449
Property tax
Annual property tax
-$1,141
Net income
5.9% ROI
$38,693

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$652,174
IMT (transfer tax, investment schedule)$38,946
Imposto de Selo (stamp duty)$5,217
Notary & registration$1,359
Legal / due diligence$9,783
Total acquisition costs$55,304
RenovationMove-in ready
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$740,304

Gross yield (asking)

11.7%

True gross yield (all-in)

10.3%

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.

$4.2M$3.1M$2.1M$1.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $600K
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 14: 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
$730K
+22%
Rental Income
+$189K
Total Position
$919K
+53%
8.9%/yr
Year 10
Capital Value
$888K
+48%
Rental Income
+$408K
Total Position
$1.3M
+116%
8.0%/yr
Year 20
Capital Value
$1.3M
+119%
Rental Income
+$957K
Total Position
$2.3M
+279%
6.9%/yr
Year 30
Capital Value
$1.9M
+224%
Rental Income
+$1.7M
Total Position
$3.6M
+507%
6.2%/yr

Location

Faro

Eastern Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.9% annual return
Occupancy
Good
60% average occupancy
Nightly Rate
Strong
$320 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 $320 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Compact plot at 0 m² — limited expansion potential

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

40% occ.
5.3%
$2,891/mo
50% occ.
6.7%
$3,632/mo
60% occ.
8.0%
$4,373/mo
current
70% occ.
9.4%
$5,115/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.