T2 flat in Rua Dom Francisco de Almeida, 96, Monte Gordo, Vila Real de Santo António
T2 flat in Rua Dom Francisco de Almeida, 96, Monte Gordo, Vila Real de Santo António — image 2T2 flat in Rua Dom Francisco de Almeida, 96, Monte Gordo, Vila Real de Santo António — image 3T2 flat in Rua Dom Francisco de Almeida, 96, Monte Gordo, Vila Real de Santo António — image 4T2 flat in Rua Dom Francisco de Almeida, 96, Monte Gordo, Vila Real de Santo António — image 5
Grade C+apartmentmid-range

T2 flat in Rua Dom Francisco de Almeida, 96, Monte Gordo, Vila Real de Santo António

VRSA/Monte Gordo · Eastern Algarve ·

€550,000

Asking Price (EUR)

1.9%

True Net Yield (Owner, all-in)

1.3%

True Net Yield (Managed, all-in)

3.0%

True Gross Yield

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: €18,558/yr
Average Daily Rate: €137
+3.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%)
Payback Period: 36.6 years
5-yr Capital Value: €722,692
10-yr Capital Value: €879,265
Brixfox Score: 54 / 100
Comparable Properties: 13
Data Confidence: 90%
Search Radius: 2 km

True Investment Cost

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

€620,580

+12.8% over asking

Asking price€550,000
IMT — Property transfer tax (investment schedule)€31,830
IS — Stamp duty (0.8%)€4,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,250
Total acquisition costs€45,730
Renovation€0 — move-in ready
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)€620,580

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: 2
Bathrooms: 2
Building: 83 m²
Style: modern
Condition: new-build
Energy Certificate: A+

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

alternating black and white facadehorizontal banding

Score Breakdown

ROI
10.88
Visual Appeal
12.6
Ownership Security
13
Location
7.2
Land & Space
3.66
Rental Demand
3.7
Payback Speed
0
STR Suitability
3

Description

Building located in Monte Gordo, just a few steps from the beach, on the 2nd sea line. The building will feature a rooftop pool. Construction will begin between September and December of this year, with completion expected in 24 months. Additionally, there is the possibility of purchasing storage rooms starting from €

Location

📍 37.1792°N, 7.4557°W

· VRSA/Monte Gordo, Algarve, Portugal

View on JPA Mediação Imobiliária →Also on Idealista.pt
Idealista.pt
VRSA/Monte Gordo / Eastern Algarve

T2 flat in Rua Dom Francisco de Almeida, 96, Monte Gordo, Vila Real de Santo António

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

Grade C+ investment — short-term rental yields 2.2% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score54
GradeC+
Brixfox Intelligence
54C+Moderate
Score Breakdown
ROI & Yield59%
Capital Growth57%
Risk Profile56%
Market Demand54%

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%
+$103K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.2%
$1,089/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
45.8 yr
Rental only

Property details

Energy: A+
Condition: new-build

Description

Building located in Monte Gordo, just a few steps from the beach, on the 2nd sea line. The building will feature a rooftop pool. Construction will begin between September and December of this year, with completion expected in 24 months. Additionally, there is the possibility of purchasing storage rooms starting from €

Income Breakdown

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Nightly Rate (ADR)
$201/night
50% ($92)Brixfox estimate($201/night)200% ($370)
Occupancy
37%
10%Brixfox estimate(37%)100%

Short-Term Rental

Yearly income
$13,062
Airbnb data$201/night · 37% occupancy
Rental income
$201/night · 37% occ.
$27,132
Running costs (20%)
Utilities, cleaning, maintenance
-$5,426
Income tax (10%)
Indonesian rental income tax
-$7,597
Property tax
Annual property tax
-$1,046
Net income
2.2% ROI
$13,062

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$597,826
IMT (transfer tax, investment schedule)$34,598
Imposto de Selo (stamp duty)$4,783
Notary & registration$1,359
Legal / due diligence$8,967
Total acquisition costs$49,707
RenovationMove-in ready
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$674,543

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.

$2.7M$2.0M$1.4M$677K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $550K
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
$669K
+22%
Rental Income
+$64K
Total Position
$733K
+33%
5.9%/yr
Year 10
Capital Value
$814K
+48%
Rental Income
+$138K
Total Position
$952K
+73%
5.6%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$323K
Total Position
$1.5M
+178%
5.2%/yr
Year 30
Capital Value
$1.8M
+224%
Rental Income
+$572K
Total Position
$2.4M
+328%
5.0%/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
2.2% annual return
Occupancy
Weak
37% average occupancy
Nightly Rate
Good
$185 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 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.
2.4%
$1,197/mo
40% occ.
3.3%
$1,624/mo
37% occ.
3.0%
$1,496/mo
current
47% occ.
3.9%
$1,924/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.