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+apartmentmid-range

T2 flat in Monte Gordo, Vila Real de Santo António

VRSA/Monte Gordo · Eastern Algarve ·

€389,000

Asking Price (EUR)

2.5%

True Net Yield (Owner, all-in)

1.7%

True Net Yield (Managed, all-in)

3.9%

True Gross Yield

37%

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: €17,455/yr
Average Daily Rate: €128
-3.0% vs area baselineImage quality 6/10 (-3%), Modern/contemporary style (+12%), No pool (-12%)
Payback Period: 27.5 years
5-yr Capital Value: €511,140
10-yr Capital Value: €621,880
Brixfox Score: 52.2 / 100
Comparable Properties: 14
Data Confidence: 91%
Search Radius: 2 km

True Investment Cost

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

€449,377

+15.5% over asking

Asking price€389,000
IMT — Property transfer tax (investment schedule)€18,950
IS — Stamp duty (0.8%)€3,112
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,835
Total acquisition costs€29,147
Renovation (est. €55/m² × 116 m²)
Light touch-ups — paint, fixtures, deep clean.		€6,380
(€3,480–€9,280)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€24,850
All-in investment (incl. renovation & furnishing)€449,377

Gross yield (asking price)

4.5%

True gross yield (all-in)

3.9%

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: 116 m²
Style: contemporary
Condition: good
Year Built: 1995
Energy Certificate: C

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
12.16
Visual Appeal
8.8
Ownership Security
13
Location
7.2
Land & Space
4.32
Rental Demand
3.74
Payback Speed
0
STR Suitability
3

Description

2-bedroom apartment with rare features in Monte Gordo, with generous areas (116m²) and a large terrace with direct access from the living room, bedrooms and kitchen. Includes two bedrooms with built-in wardrobes, equipped kitchen, two bathrooms, garage and storage room. Ideal for holidays, living or investment. Energ

Location

📍 37.1812°N, 7.4511°W

· VRSA/Monte Gordo, Algarve, Portugal

View on Carpe Domus →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
116 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade C+ investment — short-term rental yields 3.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score52
GradeC+
Brixfox Intelligence
52C+Moderate
Score Breakdown
ROI & Yield57%
Capital Growth55%
Risk Profile54%
Market Demand52%

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
+6.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$73K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.0%
$1,046/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
33.7 yr
Rental only

Property details

Year built: 1995
Energy: C
Condition: good

Description

2-bedroom apartment with rare features in Monte Gordo, with generous areas (116m²) and a large terrace with direct access from the living room, bedrooms and kitchen. Includes two bedrooms with built-in wardrobes, equipped kitchen, two bathrooms, garage and storage room. Ideal for holidays, living or investment. Energ

Income Breakdown

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Nightly Rate (ADR)
$187/night
50% ($86)Brixfox estimate($187/night)200% ($344)
Occupancy
37%
10%Brixfox estimate(37%)100%

Short-Term Rental

Yearly income
$12,549
Airbnb data$187/night · 37% occupancy
Rental income
$187/night · 37% occ.
$25,555
Running costs (20%)
Utilities, cleaning, maintenance
-$5,111
Income tax (10%)
Indonesian rental income tax
-$7,156
Property tax
Annual property tax
-$740
Net income
3.0% ROI
$12,549

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$422,826
IMT (transfer tax, investment schedule)$20,598
Imposto de Selo (stamp duty)$3,383
Notary & registration$1,359
Legal / due diligence$6,342
Total acquisition costs$31,682
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$6,935
($3,783–$10,087)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$488,453

Gross yield (asking)

6.0%

True gross yield (all-in)

5.2%

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.

$2.1M$1.6M$1.0M$521K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $389K
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 24: 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
$473K
+22%
Rental Income
+$61K
Total Position
$535K
+37%
6.6%/yr
Year 10
Capital Value
$576K
+48%
Rental Income
+$132K
Total Position
$708K
+82%
6.2%/yr
Year 20
Capital Value
$852K
+119%
Rental Income
+$310K
Total Position
$1.2M
+199%
5.6%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$549K
Total Position
$1.8M
+366%
5.3%/yr

Location

VRSA/Monte Gordo

Eastern Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
3.0% annual return
Occupancy
Weak
37% average occupancy
Nightly Rate
Good
$172 per night
Visual Appeal
Average
5/10 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 3.0% 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.
3.2%
$1,134/mo
40% occ.
4.3%
$1,533/mo
37% occ.
4.1%
$1,429/mo
current
47% occ.
5.2%
$1,828/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.