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

Detached house in Centro, Montenegro

Faro · Eastern Algarve ·

€750,000

Asking Price (EUR)

19.6%

True Net Yield (Owner, all-in)

13.5%

True Net Yield (Managed, all-in)

30.1%

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: €263,489/yr
Average Daily Rate: €1082
+26.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Luxury finish (+8%)
Payback Period: 3.5 years
5-yr Capital Value: €985,489
10-yr Capital Value: €1.2M
Brixfox Score: 84.2 / 100
Comparable Properties: 5
Data Confidence: 61%
Search Radius: 4 km

True Investment Cost

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

€875,650

+16.8% over asking

Asking price€750,000
IMT — Property transfer tax (investment schedule)€45,000
IS — Stamp duty (0.8%)€6,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,250
Total acquisition costs€63,500
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)€875,650

Gross yield (asking price)

35.1%

True gross yield (all-in)

30.1%

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: 338 m²
Land: 375 m²
Style: modern
Condition: new-build
Energy Certificate: Exempt
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

rooftop terrace with glass railingprivate swimming pooloutdoor dining area with umbrellasun loungers by the poolintegrated outdoor kitchen/bar area

Score Breakdown

ROI
25
Visual Appeal
15.6
Ownership Security
13
Location
8.4
Land & Space
7.48
Rental Demand
6.7
Payback Speed
5
STR Suitability
3

Description

The villa is expected to be delivered in the summer of 2027. This property built with quality techniques and materials at a structural level, thermal and acoustic insulation, will be delivered unfurnished. The kitchen will be equipped with Siemens appliances. The villa, among other amenities, comprises underfloor heat

Location

📍 37.0351°N, 7.9586°W

· Faro, Algarve, Portugal

View on Formosa invest →Also on Idealista.pt
Idealista.pt
Faro / Eastern Algarve

Detached house in Centro, Montenegro

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

Grade A investment — short-term rental yields 24.2% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score84
GradeA
Brixfox Intelligence
84AExcellent
Score Breakdown
ROI & Yield92%
Capital Growth88%
Risk Profile85%
Market Demand84%

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
+28.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$141K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
24.2%
$16,458/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
4 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
4.1 yr
Rental only

Property details

Energy: Exempt
Condition: new-build

Description

The villa is expected to be delivered in the summer of 2027. This property built with quality techniques and materials at a structural level, thermal and acoustic insulation, will be delivered unfurnished. The kitchen will be equipped with Siemens appliances. The villa, among other amenities, comprises underfloor heat

Income Breakdown

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Nightly Rate (ADR)
$1,564/night
50% ($720)Brixfox estimate($1,564/night)200% ($2879)
Occupancy
67%
10%Brixfox estimate(67%)100%

Short-Term Rental

Yearly income
$197,494
Airbnb data$1,564/night · 67% occupancy
Rental income
$1,564/night · 67% occ.
$382,540
Running costs (20%)
Utilities, cleaning, maintenance
-$76,508
Income tax (10%)
Indonesian rental income tax
-$107,111
Property tax
Annual property tax
-$1,427
Net income
24.2% ROI
$197,494

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$815,217
IMT (transfer tax, investment schedule)$48,913
Imposto de Selo (stamp duty)$6,522
Notary & registration$1,359
Legal / due diligence$12,228
Total acquisition costs$69,022
RenovationMove-in ready
Furnishing & STR launch
4bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$65,380
All-in investment$949,620

Gross yield (asking)

46.9%

True gross yield (all-in)

40.3%

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.

$12.7M$9.6M$6.4M$3.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $750K
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 4: rental income alone has repaid the full purchase price.
2x return
Year 4: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$912K
+22%
Rental Income
+$965K
Total Position
$1.9M
+150%
20.1%/yr
Year 10
Capital Value
$1.1M
+48%
Rental Income
+$2.1M
Total Position
$3.2M
+326%
15.6%/yr
Year 20
Capital Value
$1.6M
+119%
Rental Income
+$4.9M
Total Position
$6.5M
+770%
11.4%/yr
Year 30
Capital Value
$2.4M
+224%
Rental Income
+$8.6M
Total Position
$11.1M
+1377%
9.4%/yr

Location

Faro

Eastern Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
24.2% annual return
Occupancy
Good
67% average occupancy
Nightly Rate
Strong
$1439 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
375 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 24.2% — outperforms most villas in this market
Premium nightly rate of $1439 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

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.
22.9%
$15,534/mo
57% occ.
27.8%
$18,865/mo
67% occ.
32.7%
$22,196/mo
current
77% occ.
37.6%
$25,527/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.