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 Aapartmentmid-range

T3 flat in Centro, Montenegro

Faro · Eastern Algarve ·

€500,000

Asking Price (EUR)

6.4%

True Net Yield (Owner, all-in)

4.4%

True Net Yield (Managed, all-in)

9.9%

True Gross Yield

62%

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: €56,292/yr
Average Daily Rate: €248
+3.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%)
Payback Period: 11.1 years
5-yr Capital Value: €656,993
10-yr Capital Value: €799,332
Brixfox Score: 75.3 / 100
Comparable Properties: 10
Data Confidence: 71%
Search Radius: 3 km

True Investment Cost

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

€570,780

+14.2% over asking

Asking price€500,000
IMT — Property transfer tax (investment schedule)€27,830
IS — Stamp duty (0.8%)€4,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,500
Total acquisition costs€40,580
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)€570,780

Gross yield (asking price)

11.3%

True gross yield (all-in)

9.9%

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: 201 m²
Style: contemporary
Condition: new-build
Year Built: 2024
Energy Certificate: Not indicated

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

balconies with horizontal slatted railingscontrasting facade colors

Score Breakdown

ROI
21.64
Visual Appeal
13
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
6.22
Payback Speed
4
STR Suitability
3

Description

Building under construction located in Montenegro, Faro. This apartment is a 3 bedroom with 2 bathrooms, parking, storage and terrace. The building stands out for its privileged location and the quality of its finishes and equipment. Equipment: All apartments include air conditioning units, ensuring thermal comfort thr

Location

📍 37.0313°N, 7.9641°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
201 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 7.6% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score75
GradeA
Brixfox Intelligence
75AExcellent
Score Breakdown
ROI & Yield83%
Capital Growth79%
Risk Profile76%
Market Demand75%

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
+11.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$94K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.6%
$3,447/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
13.1 yr
Rental only

Property details

Year built: 2024
Energy: Not indicated
Condition: new-build

Description

Building under construction located in Montenegro, Faro. This apartment is a 3 bedroom with 2 bathrooms, parking, storage and terrace. The building stands out for its privileged location and the quality of its finishes and equipment. Equipment: All apartments include air conditioning units, ensuring thermal comfort thr

Income Breakdown

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Nightly Rate (ADR)
$359/night
50% ($165)Brixfox estimate($359/night)200% ($660)
Occupancy
62%
10%Brixfox estimate(62%)100%

Short-Term Rental

Yearly income
$41,359
Airbnb data$359/night · 62% occupancy
Rental income
$359/night · 62% occ.
$81,366
Running costs (20%)
Utilities, cleaning, maintenance
-$16,273
Income tax (10%)
Indonesian rental income tax
-$22,783
Property tax
Annual property tax
-$951
Net income
7.6% ROI
$41,359

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$543,478
IMT (transfer tax, investment schedule)$30,250
Imposto de Selo (stamp duty)$4,348
Notary & registration$1,359
Legal / due diligence$8,152
Total acquisition costs$44,109
RenovationMove-in ready
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$620,413

Gross yield (asking)

15.0%

True gross yield (all-in)

13.1%

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.

$3.9M$3.0M$2.0M$987K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $500K
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 12: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$608K
+22%
Rental Income
+$202K
Total Position
$810K
+62%
10.1%/yr
Year 10
Capital Value
$740K
+48%
Rental Income
+$436K
Total Position
$1.2M
+135%
8.9%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$1.0M
Total Position
$2.1M
+324%
7.5%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$1.8M
Total Position
$3.4M
+586%
6.6%/yr

Location

Faro

Eastern Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.6% annual return
Occupancy
Good
62% average occupancy
Nightly Rate
Strong
$330 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 $330 — 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

42% occ.
6.9%
$3,140/mo
52% occ.
8.6%
$3,904/mo
62% occ.
10.3%
$4,667/mo
current
72% occ.
12.0%
$5,431/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.