Detached house in Rua 25 de Abril, 87, Centro, Montenegro
Detached house in Rua 25 de Abril, 87, Centro, Montenegro — image 2Detached house in Rua 25 de Abril, 87, Centro, Montenegro — image 3Detached house in Rua 25 de Abril, 87, Centro, Montenegro — image 4Detached house in Rua 25 de Abril, 87, Centro, Montenegro — image 5
Grade Avillaluxury

Detached house in Rua 25 de Abril, 87, Centro, Montenegro

Faro · Eastern Algarve ·

€2.5M

Asking Price (EUR)

5.5%

True Net Yield (Owner, all-in)

3.8%

True Net Yield (Managed, all-in)

8.5%

True Gross Yield

64%

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: €238,887/yr
Average Daily Rate: €1029
+26.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Luxury finish (+8%)
Payback Period: 13.1 years
5-yr Capital Value: €3.3M
10-yr Capital Value: €4.0M
Brixfox Score: 78.5 / 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.

€2.8M

+12.7% over asking

Asking price€2.5M
IMT — Property transfer tax (investment schedule)€187,500
IS — Stamp duty (0.8%)€20,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€37,500
Total acquisition costs€246,250
Renovation€0 — move-in ready
Furnishing & STR launch (5bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€71,000
All-in investment (incl. renovation & furnishing)€2.8M

Gross yield (asking price)

9.6%

True gross yield (all-in)

8.5%

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: 5
Bathrooms: 4
Building: 589 m²
Land: 982 m²
Style: contemporary
Condition: excellent
Year Built: 2023
Energy Certificate: A
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large sliding glass doorsoutdoor dining areamultiple outdoor seating areasmodern rectangular pool

Score Breakdown

ROI
19.55
Visual Appeal
15
Ownership Security
13
Location
8.4
Land & Space
10.22
Rental Demand
6.36
Payback Speed
3
STR Suitability
3

Description

This 5-bedroom villa with ensuite bathroom is located in the most Luxury and unique development in Faro. QUINTA DE FARO is an exclusive private estate of thirty seven luxury villas, a contemporary retreat overlooking the Ria Formosa, facing the beautiful city of Faro, where privacy, comfort, and Mediterranean elegance

Location

📍 37.0288°N, 7.9591°W

· Faro, Algarve, Portugal

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

Detached house in Rua 25 de Abril, 87, Centro, Montenegro

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

Grade A investment — short-term rental yields 6.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score79
GradeA
Brixfox Intelligence
79AExcellent
Score Breakdown
ROI & Yield87%
Capital Growth83%
Risk Profile80%
Market Demand79%

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
+10.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$469K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.4%
$14,573/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
15.5 yr
Rental only

Property details

Year built: 2023
Energy: A
Condition: excellent

Description

This 5-bedroom villa with ensuite bathroom is located in the most Luxury and unique development in Faro. QUINTA DE FARO is an exclusive private estate of thirty seven luxury villas, a contemporary retreat overlooking the Ria Formosa, facing the beautiful city of Faro, where privacy, comfort, and Mediterranean elegance

Income Breakdown

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Nightly Rate (ADR)
$1,488/night
50% ($684)Brixfox estimate($1,488/night)200% ($2737)
Occupancy
64%
10%Brixfox estimate(64%)100%

Short-Term Rental

Yearly income
$174,880
Airbnb data$1,488/night · 64% occupancy
Rental income
$1,488/night · 64% occ.
$345,452
Running costs (20%)
Utilities, cleaning, maintenance
-$69,090
Income tax (10%)
Indonesian rental income tax
-$96,727
Property tax
Annual property tax
-$4,755
Net income
6.4% ROI
$174,880

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$2,717,391
IMT (transfer tax, investment schedule)$203,804
Imposto de Selo (stamp duty)$21,739
Notary & registration$1,359
Legal / due diligence$40,761
Total acquisition costs$267,663
RenovationMove-in ready
Furnishing & STR launch
5bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$75,000
All-in investment$3,060,054

Gross yield (asking)

12.7%

True gross yield (all-in)

11.3%

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.

$18.1M$13.6M$9.1M$4.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $2.5M
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
$3.0M
+22%
Rental Income
+$854K
Total Position
$3.9M
+56%
9.3%/yr
Year 10
Capital Value
$3.7M
+48%
Rental Income
+$1.8M
Total Position
$5.5M
+122%
8.3%/yr
Year 20
Capital Value
$5.5M
+119%
Rental Income
+$4.3M
Total Position
$9.8M
+292%
7.1%/yr
Year 30
Capital Value
$8.1M
+224%
Rental Income
+$7.7M
Total Position
$15.8M
+531%
6.3%/yr

Location

Faro

Eastern Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.4% annual return
Occupancy
Good
64% average occupancy
Nightly Rate
Strong
$1369 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
982 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1369 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 982 m² land — room for expansion or amenities

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

44% occ.
5.9%
$13,419/mo
54% occ.
7.3%
$16,587/mo
64% occ.
8.7%
$19,754/mo
current
74% occ.
10.1%
$22,921/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.