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 ·

€350,000

Asking Price (EUR)

1.9%

True Net Yield (Owner, all-in)

1.3%

True Net Yield (Managed, all-in)

3.0%

True Gross Yield

38%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €11,747/yr
Average Daily Rate: €86
-35.0% vs area baselineImage quality 5/10 (-6%), Dated style (-15%), No pool (-12%), Has view (+10%), Budget finish (-12%)
Payback Period: 36.7 years
5-yr Capital Value: €459,895
10-yr Capital Value: €559,532
Brixfox Score: 48.1 / 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.

€395,995

+13.1% over asking

Asking price€350,000
IMT — Property transfer tax (investment schedule)€15,830
IS — Stamp duty (0.8%)€2,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,250
Total acquisition costs€25,130
Renovation (est. €55/m² × 73 m²)
Light touch-ups — paint, fixtures, deep clean.		€4,015
(€2,190–€5,840)
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)€395,995

Gross yield (asking price)

3.4%

True gross yield (all-in)

3.0%

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: 1
Building: 73 m²
Style: dated
Condition: good
Year Built: 2009
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
10.88
Visual Appeal
6.8
Ownership Security
13
Location
7.2
Land & Space
3.46
Rental Demand
3.76
Payback Speed
0
STR Suitability
3

Description

ref: 852866.

Location

📍 37.1810°N, 7.4480°W

· VRSA/Monte Gordo, Algarve, Portugal

View on IAD Portugal →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
1 Baths
Built Area
73 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade C+ investment — short-term rental yields 2.2% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score48
GradeC+
Brixfox Intelligence
48C+Moderate
Score Breakdown
ROI & Yield53%
Capital Growth50%
Risk Profile51%
Market Demand48%

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
+5.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$66K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.2%
$690/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
15 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
45.9 yr
Rental only

Property details

Year built: 2009
Energy: D
Condition: good

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$125/night
50% ($58)Brixfox estimate($125/night)200% ($231)
Occupancy
38%
10%Brixfox estimate(38%)100%

Short-Term Rental

Yearly income
$8,283
Airbnb data$125/night · 38% occupancy
Rental income
$125/night · 38% occ.
$17,209
Running costs (20%)
Utilities, cleaning, maintenance
-$3,442
Income tax (10%)
Indonesian rental income tax
-$4,818
Property tax
Annual property tax
-$666
Net income
2.2% ROI
$8,283

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$380,435
IMT (transfer tax, investment schedule)$17,207
Imposto de Selo (stamp duty)$3,043
Notary & registration$1,359
Legal / due diligence$5,707
Total acquisition costs$27,315
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$4,364
($2,380–$6,348)
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$18,315
All-in investment$430,429

Gross yield (asking)

4.5%

True gross yield (all-in)

4.0%

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.

$1.7M$1.3M$861K$431K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $350K
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 30: 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
$426K
+22%
Rental Income
+$40K
Total Position
$466K
+33%
5.9%/yr
Year 10
Capital Value
$518K
+48%
Rental Income
+$87K
Total Position
$605K
+73%
5.6%/yr
Year 20
Capital Value
$767K
+119%
Rental Income
+$205K
Total Position
$972K
+178%
5.2%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$363K
Total Position
$1.5M
+328%
5.0%/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
2.2% annual return
Occupancy
Weak
38% average occupancy
Nightly Rate
Average
$115 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 2.2% 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.
2.4%
$746/mo
40% occ.
3.2%
$1,013/mo
38% occ.
3.0%
$948/mo
current
48% occ.
3.8%
$1,215/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.