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 ·

€530,000

Asking Price (EUR)

1.9%

True Net Yield (Owner, all-in)

1.3%

True Net Yield (Managed, all-in)

3.0%

True Gross Yield

35%

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: €17,786/yr
Average Daily Rate: €140
+25.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%)
Payback Period: 36.8 years
5-yr Capital Value: €696,412
10-yr Capital Value: €847,292
Brixfox Score: 57.2 / 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.

€595,670

+12.4% over asking

Asking price€530,000
IMT — Property transfer tax (investment schedule)€30,230
IS — Stamp duty (0.8%)€4,240
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,950
Total acquisition costs€43,670
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)€595,670

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: 1
Bathrooms: 2
Building: 112 m²
Style: contemporary
Condition: excellent
Energy Certificate: B
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

rooftop terrace with pergolabuilt-in outdoor kitchen/BBQocean viewcommunal pool access

Score Breakdown

ROI
10.87
Visual Appeal
14.2
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 2.2% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score57
GradeB
Brixfox Intelligence
57BStrong
Score Breakdown
ROI & Yield63%
Capital Growth60%
Risk Profile59%
Market Demand57%

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%
+$99K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.2%
$1,044/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
46.0 yr
Rental only

Property details

Energy: B
Condition: excellent

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
$12,524
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
-$1,008
Net income
2.2% ROI
$12,524

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$576,087
IMT (transfer tax, investment schedule)$32,859
Imposto de Selo (stamp duty)$4,609
Notary & registration$1,359
Legal / due diligence$8,641
Total acquisition costs$47,467
RenovationMove-in ready
Furnishing & STR launch
1bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$23,913
All-in investment$647,467

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.

$2.6M$2.0M$1.3M$652K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $530K
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
$645K
+22%
Rental Income
+$61K
Total Position
$706K
+33%
5.9%/yr
Year 10
Capital Value
$785K
+48%
Rental Income
+$132K
Total Position
$917K
+73%
5.6%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$310K
Total Position
$1.5M
+178%
5.2%/yr
Year 30
Capital Value
$1.7M
+224%
Rental Income
+$548K
Total Position
$2.3M
+328%
5.0%/yr

Location

VRSA/Monte Gordo

Eastern Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.2% annual return
Occupancy
Weak
35% average occupancy
Nightly Rate
Good
$189 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Stunning visuals with 8/10 instagrammability — commands premium nightly rates
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.
2.6%
$1,228/mo
40% occ.
3.5%
$1,666/mo
35% occ.
3.0%
$1,434/mo
current
45% occ.
3.9%
$1,871/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.