Detached house in Centro, Montenegro
Detached house in Centro, Montenegro — image 2Detached house in Centro, Montenegro — image 3Detached house in Centro, Montenegro — image 4Detached house in Centro, Montenegro — image 5
Grade Avillaluxury

Detached house in Centro, Montenegro

Faro · Eastern Algarve ·

€2.3M

Asking Price (EUR)

4.7%

True Net Yield (Owner, all-in)

3.2%

True Net Yield (Managed, all-in)

7.2%

True Gross Yield

54%

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: €186,805/yr
Average Daily Rate: €941
+33.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 15.4 years
5-yr Capital Value: €3.0M
10-yr Capital Value: €3.7M
Brixfox Score: 76.8 / 100
Comparable Properties: 5
Data Confidence: 63%
Search Radius: 3 km

True Investment Cost

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

€2.6M

+12.6% 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.		€62,150
All-in investment (incl. renovation & furnishing)€2.6M

Gross yield (asking price)

8.1%

True gross yield (all-in)

7.2%

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: 4
Building: 261 m²
Land: 903 m²
Style: contemporary
Condition: excellent
Year Built: 2024
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity-edge poolwood deck surrounding poolartificial turf lawn

Score Breakdown

ROI
17.79
Visual Appeal
14.2
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
5.44
Payback Speed
3
STR Suitability
3

Description

Exceptional 4-Bedroom Villa in Montenegro – Comfort, Sophistication, and Nature in One Place! Located in one of Montenegro’s most privileged areas, this stunning 4-bedroom villa is a true opportunity for those seeking comfort, modernity, and a close connection with the protected nature of the Ria Formosa. Upon enteri

Location

📍 37.0265°N, 7.9557°W

· Faro, Algarve, Portugal

View on Sortami →Also on Idealista.pt
Idealista.pt
Faro / Eastern Algarve

Detached house in Centro, Montenegro

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
261 m²
Land Plot
903 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 5.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score77
GradeA
Brixfox Intelligence
77AExcellent
Score Breakdown
ROI & Yield85%
Capital Growth81%
Risk Profile78%
Market Demand77%

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
+9.2%
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
5.4%
$11,342/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
18.4 yr
Rental only

Property details

Year built: 2024
Energy: A
Condition: excellent

Description

Exceptional 4-Bedroom Villa in Montenegro – Comfort, Sophistication, and Nature in One Place! Located in one of Montenegro’s most privileged areas, this stunning 4-bedroom villa is a true opportunity for those seeking comfort, modernity, and a close connection with the protected nature of the Ria Formosa. Upon enteri

Income Breakdown

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Nightly Rate (ADR)
$1,361/night
50% ($626)Brixfox estimate($1,361/night)200% ($2505)
Occupancy
54%
10%Brixfox estimate(54%)100%

Short-Term Rental

Yearly income
$136,099
Airbnb data$1,361/night · 54% occupancy
Rental income
$1,361/night · 54% occ.
$270,142
Running costs (20%)
Utilities, cleaning, maintenance
-$54,028
Income tax (10%)
Indonesian rental income tax
-$75,640
Property tax
Annual property tax
-$4,375
Net income
5.4% ROI
$136,099

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.		$65,380
All-in investment$2,811,739

Gross yield (asking)

10.8%

True gross yield (all-in)

9.6%

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.

$15.4M$11.6M$7.7M$3.9M$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 15: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.8M
+22%
Rental Income
+$665K
Total Position
$3.5M
+51%
8.5%/yr
Year 10
Capital Value
$3.4M
+48%
Rental Income
+$1.4M
Total Position
$4.8M
+110%
7.7%/yr
Year 20
Capital Value
$5.0M
+119%
Rental Income
+$3.4M
Total Position
$8.4M
+265%
6.7%/yr
Year 30
Capital Value
$7.5M
+224%
Rental Income
+$6.0M
Total Position
$13.4M
+483%
6.1%/yr

Location

Faro

Eastern Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.4% annual return
Occupancy
Average
54% average occupancy
Nightly Rate
Strong
$1252 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
903 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1252 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 903 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 54% — factor in seasonal gaps

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

34% occ.
4.6%
$9,596/mo
44% occ.
6.0%
$12,494/mo
54% occ.
7.4%
$15,393/mo
current
64% occ.
8.8%
$18,291/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.