Detached house, pocinho, 3, Centro, Vila Nova de Cacela
Detached house, pocinho, 3, Centro, Vila Nova de Cacela — image 2Detached house, pocinho, 3, Centro, Vila Nova de Cacela — image 3Detached house, pocinho, 3, Centro, Vila Nova de Cacela — image 4Detached house, pocinho, 3, Centro, Vila Nova de Cacela — image 5
Grade Bvillamid-range

Detached house, pocinho, 3, Centro, Vila Nova de Cacela

VRSA/Monte Gordo · Eastern Algarve ·

€1.2M

Asking Price (EUR)

1.7%

True Net Yield (Owner, all-in)

1.2%

True Net Yield (Managed, all-in)

2.6%

True Gross Yield

35%

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: €34,826/yr
Average Daily Rate: €270
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 42.3 years
5-yr Capital Value: €1.6M
10-yr Capital Value: €1.9M
Brixfox Score: 61.8 / 100
Comparable Properties: 6
Data Confidence: 76%
Search Radius: 2 km

True Investment Cost

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

€1.4M

+15.5% over asking

Asking price€1.2M
IMT — Property transfer tax (investment schedule)€88,500
IS — Stamp duty (0.8%)€9,440
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€17,700
Total acquisition costs€116,890
Renovation (est. €55/m² × 380 m²)
Light touch-ups — paint, fixtures, deep clean.		€20,900
(€11,400–€30,400)
Furnishing & STR launch (5bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€45,400
All-in investment (incl. renovation & furnishing)€1.4M

Gross yield (asking price)

3.0%

True gross yield (all-in)

2.6%

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: 5
Bathrooms: 3
Building: 380 m²
Land: 940 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: B-
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

red-tiled-roofswhite-washed-exteriorsprivate-pool

Score Breakdown

ROI
10.38
Visual Appeal
12.2
Ownership Security
13
Location
8.4
Land & Space
11.3
Rental Demand
3.54
Payback Speed
0
STR Suitability
3

Description

Single-Storey 5-Bedroom Villa with Pool | Fully Renovated in 2023 | Ideal for Private Living or Investment This outstanding single-storey 5-bedroom villa, fully renovated in 2023 with high-end finishes, sits on a generous 940 m² plot and offers an exceptional combination of comfort, privacy, and strong investment pote

Location

📍 37.1782°N, 7.5378°W

· VRSA/Monte Gordo, Algarve, Portugal

View on António Palermo Consulting Services & Real Estate →Also on Idealista.pt
Idealista.pt
VRSA/Monte Gordo / Eastern Algarve

Detached house, pocinho, 3, Centro, Vila Nova de Cacela

Inventory
5 Beds
Bathrooms
3 Baths
Built Area
380 m²
Land Plot
940 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 Score62
GradeB
Brixfox Intelligence
62BStrong
Score Breakdown
ROI & Yield68%
Capital Growth65%
Risk Profile64%
Market Demand62%

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
+5.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$221K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.9%
$1,996/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
53.5 yr
Rental only

Property details

Energy: B-
Condition: good

Description

Single-Storey 5-Bedroom Villa with Pool | Fully Renovated in 2023 | Ideal for Private Living or Investment This outstanding single-storey 5-bedroom villa, fully renovated in 2023 with high-end finishes, sits on a generous 940 m² plot and offers an exceptional combination of comfort, privacy, and strong investment pote

Income Breakdown

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Nightly Rate (ADR)
$390/night
50% ($179)Brixfox estimate($390/night)200% ($717)
Occupancy
35%
10%Brixfox estimate(35%)100%

Short-Term Rental

Yearly income
$23,953
Airbnb data$390/night · 35% occupancy
Rental income
$390/night · 35% occ.
$50,380
Running costs (20%)
Utilities, cleaning, maintenance
-$10,076
Income tax (10%)
Indonesian rental income tax
-$14,107
Property tax
Annual property tax
-$2,245
Net income
1.9% ROI
$23,953

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$1,282,609
IMT (transfer tax, investment schedule)$96,196
Imposto de Selo (stamp duty)$10,261
Notary & registration$1,359
Legal / due diligence$19,239
Total acquisition costs$127,054
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$22,717
($12,391–$33,043)
Furnishing & STR launch
5bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$47,174
All-in investment$1,479,554

Gross yield (asking)

3.9%

True gross yield (all-in)

3.4%

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.

$5.6M$4.2M$2.8M$1.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $1.2M
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
$1.4M
+22%
Rental Income
+$117K
Total Position
$1.6M
+32%
5.6%/yr
Year 10
Capital Value
$1.7M
+48%
Rental Income
+$253K
Total Position
$2.0M
+69%
5.4%/yr
Year 20
Capital Value
$2.6M
+119%
Rental Income
+$592K
Total Position
$3.2M
+169%
5.1%/yr
Year 30
Capital Value
$3.8M
+224%
Rental Income
+$1.0M
Total Position
$4.9M
+313%
4.8%/yr

Location

VRSA/Monte Gordo

Eastern Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
1.9% annual return
Occupancy
Weak
35% average occupancy
Nightly Rate
Strong
$359 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Strong
940 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $359 — positioned in the top tier
Generous 940 m² land — room for expansion or amenities
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.
2.2%
$2,304/mo
40% occ.
2.9%
$3,134/mo
35% occ.
2.6%
$2,752/mo
current
45% occ.
3.4%
$3,582/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.