T3 flat in Avenida Ministro Duarte Pacheco, 42, Vila Real de Santo António
T3 flat in Avenida Ministro Duarte Pacheco, 42, Vila Real de Santo António — image 2T3 flat in Avenida Ministro Duarte Pacheco, 42, Vila Real de Santo António — image 3T3 flat in Avenida Ministro Duarte Pacheco, 42, Vila Real de Santo António — image 4T3 flat in Avenida Ministro Duarte Pacheco, 42, Vila Real de Santo António — image 5
Grade C+apartmentbudget

T3 flat in Avenida Ministro Duarte Pacheco, 42, Vila Real de Santo António

VRSA/Monte Gordo · Eastern Algarve ·

€337,000

Asking Price (EUR)

2.5%

True Net Yield (Owner, all-in)

1.7%

True Net Yield (Managed, all-in)

3.8%

True Gross Yield

31%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 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: €14,585/yr
Average Daily Rate: €131
-35.0% vs area baselineImage quality 5/10 (-6%), Dated style (-15%), No pool (-12%), Has view (+10%), Budget finish (-12%)
Payback Period: 28.8 years
5-yr Capital Value: €442,813
10-yr Capital Value: €538,750
Brixfox Score: 50 / 100
Comparable Properties: 9
Data Confidence: 70%
Search Radius: 3 km

True Investment Cost

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

€385,941

+14.5% over asking

Asking price€337,000
IMT — Property transfer tax (investment schedule)€14,790
IS — Stamp duty (0.8%)€2,696
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,055
Total acquisition costs€23,791
Renovation (est. €55/m² × 90 m²)
Light touch-ups — paint, fixtures, deep clean.		€4,950
(€2,700–€7,200)
Furnishing & STR launch (3bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€20,200
All-in investment (incl. renovation & furnishing)€385,941

Gross yield (asking price)

4.3%

True gross yield (all-in)

3.8%

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: 90 m²
Style: dated
Condition: good
Year Built: 1991
Energy Certificate: E
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

ornate ceiling medallion

Score Breakdown

ROI
11.92
Visual Appeal
6.8
Ownership Security
13
Location
8.4
Land & Space
3.8
Rental Demand
3.06
Payback Speed
0
STR Suitability
3

Description

Three bedroom flat in Vila Real de Santo António. This flat comprises an entrance hall, a living room with access to a west-facing balcony, a functional kitchen, a pantry, a laundry room, three bedrooms with built-in wardrobes and two bathrooms.   The rooms are spacious, well distributed and benefit from good natural l

Location

📍 37.1940°N, 7.4500°W

· VRSA/Monte Gordo, Algarve, Portugal

View on ERA Vila Real de Santo António →Also on Idealista.pt
Idealista.pt
VRSA/Monte Gordo / Eastern Algarve

T3 flat in Avenida Ministro Duarte Pacheco, 42, Vila Real de Santo António

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

Grade C+ investment — short-term rental yields 2.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score50
GradeC+
Brixfox Intelligence
50C+Moderate
Score Breakdown
ROI & Yield55%
Capital Growth53%
Risk Profile53%
Market Demand50%

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
+6.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$63K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.8%
$862/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
35.4 yr
Rental only

Property details

Year built: 1991
Energy: E
Condition: good

Description

Three bedroom flat in Vila Real de Santo António. This flat comprises an entrance hall, a living room with access to a west-facing balcony, a functional kitchen, a pantry, a laundry room, three bedrooms with built-in wardrobes and two bathrooms.   The rooms are spacious, well distributed and benefit from good natural l

Income Breakdown

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Nightly Rate (ADR)
$189/night
50% ($87)Brixfox estimate($189/night)200% ($348)
Occupancy
31%
10%Brixfox estimate(31%)100%

Short-Term Rental

Yearly income
$10,342
Airbnb data$189/night · 31% occupancy
Rental income
$189/night · 31% occ.
$21,122
Running costs (20%)
Utilities, cleaning, maintenance
-$4,224
Income tax (10%)
Indonesian rental income tax
-$5,914
Property tax
Annual property tax
-$641
Net income
2.8% ROI
$10,342

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$366,304
IMT (transfer tax, investment schedule)$16,076
Imposto de Selo (stamp duty)$2,930
Notary & registration$1,359
Legal / due diligence$5,495
Total acquisition costs$25,860
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$5,380
($2,935–$7,826)
Furnishing & STR launch
3bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$21,957
All-in investment$419,501

Gross yield (asking)

5.8%

True gross yield (all-in)

5.0%

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 VRSA/Monte Gordo.

$1.8M$1.3M$889K$444K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $337K
Capital appreciation
Property value growing at +4%/yr based on VRSA/Monte Gordo 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 25: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$410K
+22%
Rental Income
+$51K
Total Position
$461K
+37%
6.4%/yr
Year 10
Capital Value
$499K
+48%
Rental Income
+$109K
Total Position
$608K
+80%
6.1%/yr
Year 20
Capital Value
$738K
+119%
Rental Income
+$256K
Total Position
$994K
+195%
5.6%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$453K
Total Position
$1.5M
+359%
5.2%/yr

Location

VRSA/Monte Gordo

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
Weak
2.8% annual return
Occupancy
Weak
31% average occupancy
Nightly Rate
Good
$174 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.8% is below 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.
3.8%
$1,155/mo
current
40% occ.
5.1%
$1,558/mo
31% occ.
3.9%
$1,179/mo
current
41% occ.
5.2%
$1,581/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.