Duplex, Rua Dom Pedro IV, 55, Manta Rota, Vila Nova de Cacela
Duplex, Rua Dom Pedro IV, 55, Manta Rota, Vila Nova de Cacela — image 2Duplex, Rua Dom Pedro IV, 55, Manta Rota, Vila Nova de Cacela — image 3Duplex, Rua Dom Pedro IV, 55, Manta Rota, Vila Nova de Cacela — image 4Duplex, Rua Dom Pedro IV, 55, Manta Rota, Vila Nova de Cacela — image 5
Grade Bapartmentmid-range

Duplex, Rua Dom Pedro IV, 55, Manta Rota, Vila Nova de Cacela

VRSA/Monte Gordo · Eastern Algarve ·

€650,000

Asking Price (EUR)

1.6%

True Net Yield (Owner, all-in)

1.1%

True Net Yield (Managed, all-in)

2.4%

True Gross Yield

35%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.5 months ago and is currently at 12% 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: €17,638/yr
Average Daily Rate: €139
+25.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%)
Payback Period: 45.1 years
5-yr Capital Value: €854,090
10-yr Capital Value: €1.0M
Brixfox Score: 55.9 / 100
Comparable Properties: 9
Data Confidence: 80%
Search Radius: 2 km

True Investment Cost

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

€727,200

+11.9% over asking

Asking price€650,000
IMT — Property transfer tax (investment schedule)€39,000
IS — Stamp duty (0.8%)€5,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€9,750
Total acquisition costs€55,200
Renovation€0 — move-in ready
Furnishing & STR launch (1bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€22,000
All-in investment (incl. renovation & furnishing)€727,200

Gross yield (asking price)

2.7%

True gross yield (all-in)

2.4%

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: 1
Bathrooms: 2
Building: 112 m²
Style: modern
Condition: new-build
Energy Certificate: B
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

glass balconiesmulti-level terracesblue accents on exterior

Score Breakdown

ROI
10.17
Visual Appeal
13.6
Ownership Security
13
Location
8.4
Land & Space
4.24
Rental Demand
3.47
Payback Speed
0
STR Suitability
3

Description

Pés na Água Condominium – Your Exclusive Seaside Retreat! Praia da Lota | Algarve Imagine living where the ocean is your backyard and every sunset is a private show. The Pés na Água Condominium invites you to experience luxury, comfort, and serenity in an absolutely prime beachfront location — perfect for full-time

Location

📍 37.1684°N, 7.5144°W

· VRSA/Monte Gordo, Algarve, Portugal

View on W.E. Filhos Imobiliária →Also on Idealista.pt
Idealista.pt
VRSA/Monte Gordo / Eastern Algarve

Duplex, Rua Dom Pedro IV, 55, Manta Rota, Vila Nova de Cacela

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

Grade B investment — short-term rental yields 1.7% 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
+5.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$122K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.7%
$1,025/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
16 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
57.5 yr
Rental only

Property details

Energy: B
Condition: new-build

Description

Pés na Água Condominium – Your Exclusive Seaside Retreat! Praia da Lota | Algarve Imagine living where the ocean is your backyard and every sunset is a private show. The Pés na Água Condominium invites you to experience luxury, comfort, and serenity in an absolutely prime beachfront location — perfect for full-time

Income Breakdown

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Nightly Rate (ADR)
$205/night
50% ($95)Brixfox estimate($205/night)200% ($378)
Occupancy
35%
10%Brixfox estimate(35%)100%

Short-Term Rental

Yearly income
$12,295
Airbnb data$205/night · 35% occupancy
Rental income
$205/night · 35% occ.
$26,023
Running costs (20%)
Utilities, cleaning, maintenance
-$5,205
Income tax (10%)
Indonesian rental income tax
-$7,286
Property tax
Annual property tax
-$1,236
Net income
1.7% ROI
$12,295

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$706,522
IMT (transfer tax, investment schedule)$42,391
Imposto de Selo (stamp duty)$5,652
Notary & registration$1,359
Legal / due diligence$10,598
Total acquisition costs$60,000
RenovationMove-in ready
Furnishing & STR launch
1bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$23,913
All-in investment$790,435

Gross yield (asking)

3.7%

True gross yield (all-in)

3.3%

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.

$3.0M$2.3M$1.5M$761K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $650K
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
$791K
+22%
Rental Income
+$60K
Total Position
$851K
+31%
5.5%/yr
Year 10
Capital Value
$962K
+48%
Rental Income
+$130K
Total Position
$1.1M
+68%
5.3%/yr
Year 20
Capital Value
$1.4M
+119%
Rental Income
+$304K
Total Position
$1.7M
+166%
5.0%/yr
Year 30
Capital Value
$2.1M
+224%
Rental Income
+$538K
Total Position
$2.6M
+307%
4.8%/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
1.7% annual return
Occupancy
Weak
35% average occupancy
Nightly Rate
Good
$189 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

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.7% 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.
2.1%
$1,209/mo
40% occ.
2.8%
$1,647/mo
35% occ.
2.4%
$1,415/mo
current
45% occ.
3.1%
$1,852/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.