T2 flat in Monte Gordo, Vila Real de Santo António
T2 flat in Monte Gordo, Vila Real de Santo António — image 2T2 flat in Monte Gordo, Vila Real de Santo António — image 3T2 flat in Monte Gordo, Vila Real de Santo António — image 4T2 flat in Monte Gordo, Vila Real de Santo António — image 5
Grade C+apartmentbudget

T2 flat in Monte Gordo, Vila Real de Santo António

VRSA/Monte Gordo · Eastern Algarve ·

€315,000

Asking Price (EUR)

2.2%

True Net Yield (Owner, all-in)

1.6%

True Net Yield (Managed, all-in)

3.4%

True Gross Yield

38%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.3 months ago and is currently at 11% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.73, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €12,334/yr
Average Daily Rate: €89
-32.0% vs area baselineImage quality 6/10 (-3%), Dated style (-15%), No pool (-12%), Has view (+10%), Budget finish (-12%)
Payback Period: 31.1 years
5-yr Capital Value: €413,905
10-yr Capital Value: €503,579
Brixfox Score: 49.7 / 100
Comparable Properties: 14
Data Confidence: 90%
Search Radius: 2 km

True Investment Cost

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

€357,627

+13.5% over asking

Asking price€315,000
IMT — Property transfer tax (investment schedule)€13,047
IS — Stamp duty (0.8%)€2,520
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,725
Total acquisition costs€21,542
Renovation (est. €55/m² × 77 m²)
Light touch-ups — paint, fixtures, deep clean.		€4,235
(€2,310–€6,160)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€16,850
All-in investment (incl. renovation & furnishing)€357,627

Gross yield (asking price)

3.9%

True gross yield (all-in)

3.4%

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: 2
Bathrooms: 2
Building: 77 m²
Style: dated
Condition: good
Year Built: 1993
Energy Certificate: E
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
11.57
Visual Appeal
7.6
Ownership Security
13
Location
7.2
Land & Space
3.54
Rental Demand
3.82
Payback Speed
0
STR Suitability
3

Description

T2 200m FROM THE BEACH IN MONTE GORDO Imagine living (or investing) just a few steps from the sea. This fantastic 1-bedroom apartment with 77 m², located in the heart of Monte Gordo, on Largo da Igreja, puts you literally 200 meters from the beach. A location that sells itself and guarantees constant demand. Situate

Location

📍 37.1810°N, 7.4480°W

· VRSA/Monte Gordo, Algarve, Portugal

View on WEHOUSE →Also on Idealista.pt
Idealista.pt
VRSA/Monte Gordo / Eastern Algarve

T2 flat in Monte Gordo, Vila Real de Santo António

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

Grade C+ investment — short-term rental yields 2.6% 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
+6.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$59K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.6%
$742/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
14 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
38.4 yr
Rental only

Property details

Year built: 1993
Energy: E
Condition: good

Description

T2 200m FROM THE BEACH IN MONTE GORDO Imagine living (or investing) just a few steps from the sea. This fantastic 1-bedroom apartment with 77 m², located in the heart of Monte Gordo, on Largo da Igreja, puts you literally 200 meters from the beach. A location that sells itself and guarantees constant demand. Situate

Income Breakdown

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Nightly Rate (ADR)
$131/night
50% ($60)Brixfox estimate($131/night)200% ($241)
Occupancy
38%
10%Brixfox estimate(38%)100%

Short-Term Rental

Yearly income
$8,907
Airbnb data$131/night · 38% occupancy
Rental income
$131/night · 38% occ.
$18,282
Running costs (20%)
Utilities, cleaning, maintenance
-$3,656
Income tax (10%)
Indonesian rental income tax
-$5,119
Property tax
Annual property tax
-$599
Net income
2.6% ROI
$8,907

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$342,391
IMT (transfer tax, investment schedule)$14,182
Imposto de Selo (stamp duty)$2,739
Notary & registration$1,359
Legal / due diligence$5,136
Total acquisition costs$23,415
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$4,603
($2,511–$6,696)
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$18,315
All-in investment$388,725

Gross yield (asking)

5.3%

True gross yield (all-in)

4.7%

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.

$1.6M$1.2M$812K$406K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $315K
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 26: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$383K
+22%
Rental Income
+$44K
Total Position
$427K
+35%
6.3%/yr
Year 10
Capital Value
$466K
+48%
Rental Income
+$94K
Total Position
$560K
+78%
5.9%/yr
Year 20
Capital Value
$690K
+119%
Rental Income
+$220K
Total Position
$910K
+189%
5.4%/yr
Year 30
Capital Value
$1.0M
+224%
Rental Income
+$390K
Total Position
$1.4M
+348%
5.1%/yr

Location

VRSA/Monte Gordo

Eastern Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.6% annual return
Occupancy
Weak
38% average occupancy
Nightly Rate
Good
$121 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 2.6% 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.
2.8%
$788/mo
40% occ.
3.7%
$1,067/mo
38% occ.
3.6%
$1,016/mo
current
48% occ.
4.5%
$1,296/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.