T2 flat in Centro, Montenegro
T2 flat in Centro, Montenegro — image 2T2 flat in Centro, Montenegro — image 3T2 flat in Centro, Montenegro — image 4T2 flat in Centro, Montenegro — image 5
Grade Bapartmentmid-range

T2 flat in Centro, Montenegro

Faro · Eastern Algarve ·

€530,000

Asking Price (EUR)

3.6%

True Net Yield (Owner, all-in)

2.5%

True Net Yield (Managed, all-in)

5.5%

True Gross Yield

47%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 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: €32,868/yr
Average Daily Rate: €190
+10.0% vs area baselineModern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 19.9 years
5-yr Capital Value: €696,412
10-yr Capital Value: €847,292
Brixfox Score: 64.8 / 100
Comparable Properties: 34
Data Confidence: 82%
Search Radius: 3 km

True Investment Cost

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

€598,520

+12.9% over asking

Asking price€530,000
IMT — Property transfer tax (investment schedule)€30,230
IS — Stamp duty (0.8%)€4,240
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,950
Total acquisition costs€43,670
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€24,850
All-in investment (incl. renovation & furnishing)€598,520

Gross yield (asking price)

6.2%

True gross yield (all-in)

5.5%

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: 213 m²
Style: modern
Condition: excellent
Year Built: 2024
Energy Certificate: A+
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

glass balcony railingwood-look tiled balcony floor

Score Breakdown

ROI
15.5
Visual Appeal
12.2
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
4.74
Payback Speed
2
STR Suitability
3

Description

2 bedroom apartment, on the 3rd floor with private rooftop measuring 90m2, 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 expected completion in the 3rd quarter of 2024. The apartment consists of a large living room,

Location

📍 37.0310°N, 7.9637°W

· Faro, Algarve, Portugal

View on Idealista.pt
Idealista.pt
Faro / Eastern Algarve

T2 flat in Centro, Montenegro

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

Grade B investment — short-term rental yields 4.2% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score65
GradeB
Brixfox Intelligence
65BStrong
Score Breakdown
ROI & Yield72%
Capital Growth68%
Risk Profile67%
Market Demand65%

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
+7.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$99K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.2%
$1,998/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
24.0 yr
Rental only

Property details

Year built: 2024
Energy: A+
Condition: excellent

Description

2 bedroom apartment, on the 3rd floor with private rooftop measuring 90m2, 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 expected completion in the 3rd quarter of 2024. The apartment consists of a large living room,

Income Breakdown

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Nightly Rate (ADR)
$278/night
50% ($128)Brixfox estimate($278/night)200% ($511)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$23,976
Airbnb data$278/night · 47% occupancy
Rental income
$278/night · 47% occ.
$48,046
Running costs (20%)
Utilities, cleaning, maintenance
-$9,609
Income tax (10%)
Indonesian rental income tax
-$13,453
Property tax
Annual property tax
-$1,008
Net income
4.2% ROI
$23,976

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$576,087
IMT (transfer tax, investment schedule)$32,859
Imposto de Selo (stamp duty)$4,609
Notary & registration$1,359
Legal / due diligence$8,641
Total acquisition costs$47,467
RenovationMove-in ready
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$650,565

Gross yield (asking)

8.3%

True gross yield (all-in)

7.4%

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 Faro.

$3.2M$2.4M$1.6M$796K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $530K
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 19: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$645K
+22%
Rental Income
+$117K
Total Position
$762K
+44%
7.5%/yr
Year 10
Capital Value
$785K
+48%
Rental Income
+$253K
Total Position
$1.0M
+96%
6.9%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$593K
Total Position
$1.8M
+231%
6.2%/yr
Year 30
Capital Value
$1.7M
+224%
Rental Income
+$1.0M
Total Position
$2.8M
+422%
5.7%/yr

Location

Faro

Eastern Algarve, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.2% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Strong
$255 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 $255 — 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 4.2% 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.
3.5%
$1,690/mo
40% occ.
4.8%
$2,281/mo
47% occ.
5.7%
$2,719/mo
current
57% occ.
6.9%
$3,310/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.