T3 flat in Avenida Ministro Duarte Pacheco, Vila Real de Santo António
Grade B+apartmentmid-range

T3 flat in Avenida Ministro Duarte Pacheco, Vila Real de Santo António

VRSA/Monte Gordo · Eastern Algarve ·

€259,000

Asking Price (EUR)

6.1%

True Net Yield (Owner, all-in)

4.2%

True Net Yield (Managed, all-in)

9.4%

True Gross Yield

44%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.4 months ago and is currently at 12% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.73, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €29,240/yr
Average Daily Rate: €182
-2.0% vs area baselineNo pool (-12%), Has view (+10%)
Payback Period: 10.8 years
5-yr Capital Value: €340,322
10-yr Capital Value: €414,054
Brixfox Score: 69.1 / 100
Comparable Properties: 6
Data Confidence: 67%
Search Radius: 2 km

True Investment Cost

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

€311,144

+20.1% over asking

Asking price€259,000
IMT — Property transfer tax (investment schedule)€9,127
IS — Stamp duty (0.8%)€2,072
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,885
Total acquisition costs€16,334
Renovation (est. €55/m² × 102 m²)
Light touch-ups — paint, fixtures, deep clean.		€5,610
(€3,060–€8,160)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€30,200
All-in investment (incl. renovation & furnishing)€311,144

Gross yield (asking price)

11.3%

True gross yield (all-in)

9.4%

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
Building: 102 m²
Style: minimalist
Condition: good
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

sliding-door-wardrobe-with-mirrormodern-pendant-light

Score Breakdown

ROI
22.01
Visual Appeal
10.2
Ownership Security
13
Location
8.4
Land & Space
4.04
Rental Demand
4.41
Payback Speed
4
STR Suitability
3

Description

Located in one of the most central areas of Vila Real de Santo António, this recently renovated 3-bedroom apartment stands out for its proximity to all types of services, commerce, and restaurants, combining comfort and functionality. Located on the 3rd floor of a building without an elevator, the property benefits fr

Location

📍 37.1940°N, 7.4500°W

· VRSA/Monte Gordo, Algarve, Portugal

View on Idealista.pt
Idealista.pt
VRSA/Monte Gordo / Eastern Algarve

T3 flat in Avenida Ministro Duarte Pacheco, Vila Real de Santo António

Inventory
3 Beds
Bathrooms
0 Baths
Built Area
102 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 7.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score69
GradeB+
Brixfox Intelligence
69B+Strong
Score Breakdown
ROI & Yield76%
Capital Growth72%
Risk Profile71%
Market Demand69%

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
+11.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$49K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.8%
$1,834/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
12.8 yr
Rental only

Property details

Condition: good

Description

Located in one of the most central areas of Vila Real de Santo António, this recently renovated 3-bedroom apartment stands out for its proximity to all types of services, commerce, and restaurants, combining comfort and functionality. Located on the 3rd floor of a building without an elevator, the property benefits fr

Income Breakdown

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Nightly Rate (ADR)
$269/night
50% ($124)Brixfox estimate($269/night)200% ($495)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$22,008
Airbnb data$269/night · 44% occupancy
Rental income
$269/night · 44% occ.
$43,270
Running costs (20%)
Utilities, cleaning, maintenance
-$8,654
Income tax (10%)
Indonesian rental income tax
-$12,115
Property tax
Annual property tax
-$493
Net income
7.8% ROI
$22,008

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$281,522
IMT (transfer tax, investment schedule)$9,921
Imposto de Selo (stamp duty)$2,252
Notary & registration$1,359
Legal / due diligence$4,223
Total acquisition costs$17,754
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$6,098
($3,326–$8,870)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$338,200

Gross yield (asking)

15.4%

True gross yield (all-in)

12.8%

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.

$2.1M$1.6M$1.0M$518K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $259K
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 11: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$315K
+22%
Rental Income
+$107K
Total Position
$423K
+63%
10.3%/yr
Year 10
Capital Value
$383K
+48%
Rental Income
+$232K
Total Position
$615K
+138%
9.0%/yr
Year 20
Capital Value
$568K
+119%
Rental Income
+$544K
Total Position
$1.1M
+329%
7.6%/yr
Year 30
Capital Value
$840K
+224%
Rental Income
+$963K
Total Position
$1.8M
+596%
6.7%/yr

Location

VRSA/Monte Gordo

Eastern Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.8% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Strong
$247 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $247 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 44% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
7.1%
$1,677/mo
40% occ.
9.6%
$2,249/mo
44% occ.
10.6%
$2,483/mo
current
54% occ.
13.0%
$3,056/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.