T3 flat in Centro, Vila Nova de Cacela
T3 flat in Centro, Vila Nova de Cacela — image 2T3 flat in Centro, Vila Nova de Cacela — image 3T3 flat in Centro, Vila Nova de Cacela — image 4T3 flat in Centro, Vila Nova de Cacela — image 5
Grade Bapartmentmid-range

T3 flat in Centro, Vila Nova de Cacela

VRSA/Monte Gordo · Eastern Algarve ·

€435,000

Asking Price (EUR)

3.3%

True Net Yield (Owner, all-in)

2.3%

True Net Yield (Managed, all-in)

5.0%

True Gross Yield

32%

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: €25,489/yr
Average Daily Rate: €221
+10.0% vs area baselineModern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 21.3 years
5-yr Capital Value: €571,584
10-yr Capital Value: €695,419
Brixfox Score: 59.3 / 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.

€506,125

+16.4% over asking

Asking price€435,000
IMT — Property transfer tax (investment schedule)€22,630
IS — Stamp duty (0.8%)€3,480
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,525
Total acquisition costs€33,885
Renovation (est. €55/m² × 128 m²)
Light touch-ups — paint, fixtures, deep clean.		€7,040
(€3,840–€10,240)
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)€506,125

Gross yield (asking price)

5.9%

True gross yield (all-in)

5.0%

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: 3
Bathrooms: 2
Building: 128 m²
Style: contemporary
Condition: good
Year Built: 2014
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

modern chandelierbalcony access

Score Breakdown

ROI
14.99
Visual Appeal
11.2
Ownership Security
13
Location
8.4
Land & Space
4.56
Rental Demand
3.15
Payback Speed
1
STR Suitability
3

Description

Excellent 3-Bedroom Apartment in Vila Nova de Cacela – Luxury, Comfort and Magnificent View Discover this magnificent 3-bedroom apartment located in the heart of Vila Nova de Cacela, a unique opportunity for those seeking quality of life, comfort and elegance. With a generous area of 115 m², this property offers a sop

Location

📍 37.1940°N, 7.4500°W

· VRSA/Monte Gordo, Algarve, Portugal

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

T3 flat in Centro, Vila Nova de Cacela

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

Grade B investment — short-term rental yields 3.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score59
GradeB
Brixfox Intelligence
59BStrong
Score Breakdown
ROI & Yield65%
Capital Growth62%
Risk Profile61%
Market Demand59%

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
+7.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$82K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.9%
$1,528/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
25.8 yr
Rental only

Property details

Year built: 2014
Energy: C
Condition: good

Description

Excellent 3-Bedroom Apartment in Vila Nova de Cacela – Luxury, Comfort and Magnificent View Discover this magnificent 3-bedroom apartment located in the heart of Vila Nova de Cacela, a unique opportunity for those seeking quality of life, comfort and elegance. With a generous area of 115 m², this property offers a sop

Income Breakdown

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Nightly Rate (ADR)
$320/night
50% ($147)Brixfox estimate($320/night)200% ($589)
Occupancy
32%
10%Brixfox estimate(32%)100%

Short-Term Rental

Yearly income
$18,335
Airbnb data$320/night · 32% occupancy
Rental income
$320/night · 32% occ.
$36,850
Running costs (20%)
Utilities, cleaning, maintenance
-$7,370
Income tax (10%)
Indonesian rental income tax
-$10,318
Property tax
Annual property tax
-$827
Net income
3.9% ROI
$18,335

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$472,826
IMT (transfer tax, investment schedule)$24,598
Imposto de Selo (stamp duty)$3,783
Notary & registration$1,359
Legal / due diligence$7,092
Total acquisition costs$36,832
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$7,652
($4,174–$11,130)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$550,136

Gross yield (asking)

7.8%

True gross yield (all-in)

6.7%

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.

$2.5M$1.9M$1.3M$636K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $435K
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 20: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$529K
+22%
Rental Income
+$90K
Total Position
$619K
+42%
7.3%/yr
Year 10
Capital Value
$644K
+48%
Rental Income
+$193K
Total Position
$837K
+92%
6.8%/yr
Year 20
Capital Value
$953K
+119%
Rental Income
+$453K
Total Position
$1.4M
+223%
6.0%/yr
Year 30
Capital Value
$1.4M
+224%
Rental Income
+$802K
Total Position
$2.2M
+409%
5.6%/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
Average
3.9% annual return
Occupancy
Weak
32% average occupancy
Nightly Rate
Strong
$295 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 $295 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.9% is near 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.
5.0%
$1,976/mo
40% occ.
6.7%
$2,658/mo
32% occ.
5.3%
$2,081/mo
current
42% occ.
7.0%
$2,762/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.