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

T2 flat in Monte Gordo, Vila Real de Santo António

VRSA/Monte Gordo · Eastern Algarve ·

€530,000

Asking Price (EUR)

1.6%

True Net Yield (Owner, all-in)

1.1%

True Net Yield (Managed, all-in)

2.5%

True Gross Yield

37%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 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: €14,929/yr
Average Daily Rate: €112
-17.0% vs area baselineDated style (-15%), No pool (-12%), Has view (+10%)
Payback Period: 44.3 years
5-yr Capital Value: €696,412
10-yr Capital Value: €847,292
Brixfox Score: 52.7 / 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.

€603,580

+13.9% 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 (est. €55/m² × 92 m²)
Light touch-ups — paint, fixtures, deep clean.		€5,060
(€2,760–€7,360)
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)€603,580

Gross yield (asking price)

2.8%

True gross yield (all-in)

2.5%

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: 1
Building: 92 m²
Style: dated
Condition: good
Year Built: 1992
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

ocean-view balcony

Score Breakdown

ROI
10.23
Visual Appeal
11.8
Ownership Security
13
Location
7.2
Land & Space
3.84
Rental Demand
3.65
Payback Speed
0
STR Suitability
3

Description

**Apartment for Sale in a Beachfront Location** Discover your new home in this incredible 92 m² apartment, located in one of the best beachfront areas. Comprising 2 cozy bedrooms and a modern bathroom, this property is perfect for those seeking comfort and convenience. The fully equipped kitchen invites you to prepare

Location

📍 37.1789°N, 7.4553°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 Monte Gordo, Vila Real de Santo António

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

Grade C+ investment — short-term rental yields 1.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score53
GradeC+
Brixfox Intelligence
53C+Moderate
Score Breakdown
ROI & Yield58%
Capital Growth56%
Risk Profile55%
Market Demand53%

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%
+$99K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.8%
$852/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
56.3 yr
Rental only

Property details

Year built: 1992
Energy: C
Condition: good

Description

**Apartment for Sale in a Beachfront Location** Discover your new home in this incredible 92 m² apartment, located in one of the best beachfront areas. Comprising 2 cozy bedrooms and a modern bathroom, this property is perfect for those seeking comfort and convenience. The fully equipped kitchen invites you to prepare

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$162/night
50% ($75)Brixfox estimate($162/night)200% ($298)
Occupancy
37%
10%Brixfox estimate(37%)100%

Short-Term Rental

Yearly income
$10,229
Airbnb data$162/night · 37% occupancy
Rental income
$162/night · 37% occ.
$21,611
Running costs (20%)
Utilities, cleaning, maintenance
-$4,322
Income tax (10%)
Indonesian rental income tax
-$6,051
Property tax
Annual property tax
-$1,008
Net income
1.8% ROI
$10,229

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
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$5,500
($3,000–$8,000)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$656,065

Gross yield (asking)

3.8%

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.

$2.5M$1.9M$1.2M$623K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x 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.
2x return
Year 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$645K
+22%
Rental Income
+$50K
Total Position
$695K
+31%
5.6%/yr
Year 10
Capital Value
$785K
+48%
Rental Income
+$108K
Total Position
$892K
+68%
5.3%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$253K
Total Position
$1.4M
+167%
5.0%/yr
Year 30
Capital Value
$1.7M
+224%
Rental Income
+$448K
Total Position
$2.2M
+309%
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
1.8% annual return
Occupancy
Weak
37% average occupancy
Nightly Rate
Good
$149 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 1.8% 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.
2.0%
$951/mo
40% occ.
2.7%
$1,296/mo
37% occ.
2.5%
$1,177/mo
current
47% occ.
3.2%
$1,522/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.