House in Cacela Velha, Vila Nova de Cacela
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Grade Bvillamid-range

House in Cacela Velha, 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)

2.7%

True Gross Yield

41%

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: €36,334/yr
Average Daily Rate: €240
+3.0% vs area baselinePortuguese-traditional style (+5%), No pool (-12%), Has view (+10%)
Payback Period: 41.2 years
5-yr Capital Value: €1.6M
10-yr Capital Value: €1.9M
Brixfox Score: 58.8 / 100
Comparable Properties: 13
Data Confidence: 72%
Search Radius: 3 km

True Investment Cost

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

€1.4M

+13.5% over asking

Asking price€1.2M
IMT — Property transfer tax (investment schedule)€90,000
IS — Stamp duty (0.8%)€9,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€18,000
Total acquisition costs€118,850
Renovation (est. €55/m² × 191 m²)
Light touch-ups — paint, fixtures, deep clean.		€10,505
(€5,730–€15,280)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,200
All-in investment (incl. renovation & furnishing)€1.4M

Gross yield (asking price)

3.0%

True gross yield (all-in)

2.7%

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: 3
Bathrooms: 4
Building: 191 m²
Land: 278 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: E
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

coastal village settingtraditional white and blue architectureproximity to beach/estuary

Score Breakdown

ROI
10.46
Visual Appeal
13.4
Ownership Security
13
Location
8.4
Land & Space
6.39
Rental Demand
4.14
Payback Speed
0
STR Suitability
3

Description

A rare opportunity to own a coastal home in Cacela Velha, combining sea views, heritage, and an approved project for modernisation. Offered in its current state, it includes an approved project that preserves the area’s traditional charm while allowing for modernisation and a more functional layout that meets the stand

Location

📍 37.1576°N, 7.5486°W

· VRSA/Monte Gordo, Algarve, Portugal

View on Quinta Properties Savills →Also on Idealista.pt
Idealista.pt
VRSA/Monte Gordo / Eastern Algarve

House in Cacela Velha, Vila Nova de Cacela

Inventory
3 Beds
Bathrooms
4 Baths
Built Area
191 m²
Land Plot
278 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 Score59
GradeB
Brixfox Intelligence
59BStrong
Score Breakdown
ROI & Yield65%
Capital Growth62%
Risk Profile61%
Market Demand59%

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
+5.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$225K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.9%
$2,088/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
52.1 yr
Rental only

Property details

Energy: E
Condition: good

Description

A rare opportunity to own a coastal home in Cacela Velha, combining sea views, heritage, and an approved project for modernisation. Offered in its current state, it includes an approved project that preserves the area’s traditional charm while allowing for modernisation and a more functional layout that meets the stand

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$348/night
50% ($160)Brixfox estimate($348/night)200% ($640)
Occupancy
41%
10%Brixfox estimate(41%)100%

Short-Term Rental

Yearly income
$25,050
Airbnb data$348/night · 41% occupancy
Rental income
$348/night · 41% occ.
$52,563
Running costs (20%)
Utilities, cleaning, maintenance
-$10,513
Income tax (10%)
Indonesian rental income tax
-$14,718
Property tax
Annual property tax
-$2,283
Net income
1.9% ROI
$25,050

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$1,304,348
IMT (transfer tax, investment schedule)$97,826
Imposto de Selo (stamp duty)$10,435
Notary & registration$1,359
Legal / due diligence$19,565
Total acquisition costs$129,185
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$11,418
($6,228–$16,609)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$1,477,777

Gross yield (asking)

4.0%

True gross yield (all-in)

3.6%

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.

$5.7M$4.3M$2.9M$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
$1.5M
+22%
Rental Income
+$122K
Total Position
$1.6M
+32%
5.7%/yr
Year 10
Capital Value
$1.8M
+48%
Rental Income
+$264K
Total Position
$2.0M
+70%
5.5%/yr
Year 20
Capital Value
$2.6M
+119%
Rental Income
+$619K
Total Position
$3.2M
+171%
5.1%/yr
Year 30
Capital Value
$3.9M
+224%
Rental Income
+$1.1M
Total Position
$5.0M
+316%
4.9%/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
1.9% annual return
Occupancy
Weak
41% average occupancy
Nightly Rate
Strong
$320 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Average
278 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $320 — positioned in the top tier
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 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.
1.9%
$2,030/mo
40% occ.
2.5%
$2,770/mo
41% occ.
2.6%
$2,876/mo
current
51% occ.
3.3%
$3,616/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.