T3 flat in Avenida da República, Vila Real de Santo António
T3 flat in Avenida da República, Vila Real de Santo António — image 2T3 flat in Avenida da República, Vila Real de Santo António — image 3T3 flat in Avenida da República, Vila Real de Santo António — image 4T3 flat in Avenida da República, Vila Real de Santo António — image 5
Grade Bapartmentmid-range

T3 flat in Avenida da República, Vila Real de Santo António

VRSA/Monte Gordo · Eastern Algarve ·

€850,000

Asking Price (EUR)

1.7%

True Net Yield (Owner, all-in)

1.2%

True Net Yield (Managed, all-in)

2.7%

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: €25,492/yr
Average Daily Rate: €222
+10.0% vs area baselineModern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 41.7 years
5-yr Capital Value: €1.1M
10-yr Capital Value: €1.4M
Brixfox Score: 56.3 / 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.

€961,570

+13.1% over asking

Asking price€850,000
IMT — Property transfer tax (investment schedule)€51,000
IS — Stamp duty (0.8%)€6,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€12,750
Total acquisition costs€71,800
Renovation (est. €55/m² × 174 m²)
Light touch-ups — paint, fixtures, deep clean.		€9,570
(€5,220–€13,920)
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)€961,570

Gross yield (asking price)

3.0%

True gross yield (all-in)

2.7%

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: 174 m²
Style: contemporary
Condition: good
Year Built: 2023
Energy Certificate: A+
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

waterfront locationmarina proximitycity views

Score Breakdown

ROI
10.42
Visual Appeal
12.8
Ownership Security
13
Location
8.4
Land & Space
5.48
Rental Demand
3.15
Payback Speed
0
STR Suitability
3

Description

Luxury Apartment in the Várzea Building Exclusivity on the Banks of the Guadiana In the heart of the Guadiana riverside promenade stands the Várzea Building, a symbol of elegance, tranquillity, and exclusivity. In this privileged setting, where the river and the city meet in perfect harmony, lies a truly unique apartm

Location

📍 37.1940°N, 7.4500°W

· VRSA/Monte Gordo, Algarve, Portugal

View on Casas do Sotavento →Also on Idealista.pt
Idealista.pt
VRSA/Monte Gordo / Eastern Algarve

T3 flat in Avenida da República, Vila Real de Santo António

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

Grade B investment — short-term rental yields 1.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score56
GradeB
Brixfox Intelligence
56BStrong
Score Breakdown
ROI & Yield62%
Capital Growth59%
Risk Profile58%
Market Demand56%

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
+5.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$160K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.9%
$1,462/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
52.7 yr
Rental only

Property details

Year built: 2023
Energy: A+
Condition: good

Description

Luxury Apartment in the Várzea Building Exclusivity on the Banks of the Guadiana In the heart of the Guadiana riverside promenade stands the Várzea Building, a symbol of elegance, tranquillity, and exclusivity. In this privileged setting, where the river and the city meet in perfect harmony, lies a truly unique apartm

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
$17,545
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
-$1,617
Net income
1.9% ROI
$17,545

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$923,913
IMT (transfer tax, investment schedule)$55,435
Imposto de Selo (stamp duty)$7,391
Notary & registration$1,359
Legal / due diligence$13,859
Total acquisition costs$78,043
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$10,402
($5,674–$15,130)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$1,045,185

Gross yield (asking)

4.0%

True gross yield (all-in)

3.5%

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.

$4.1M$3.0M$2.0M$1.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $850K
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.
2x return
Year 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.0M
+22%
Rental Income
+$86K
Total Position
$1.1M
+32%
5.7%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$185K
Total Position
$1.4M
+70%
5.4%/yr
Year 20
Capital Value
$1.9M
+119%
Rental Income
+$434K
Total Position
$2.3M
+170%
5.1%/yr
Year 30
Capital Value
$2.8M
+224%
Rental Income
+$768K
Total Position
$3.5M
+315%
4.9%/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
1.9% annual return
Occupancy
Weak
32% average occupancy
Nightly Rate
Strong
$295 per night
Visual Appeal
Good
7/10 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 1.9% 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.
2.5%
$1,911/mo
40% occ.
3.4%
$2,592/mo
32% occ.
2.6%
$2,015/mo
current
42% occ.
3.5%
$2,697/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.