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+apartmentbudget

T2 flat in Monte Gordo, Vila Real de Santo António

VRSA/Monte Gordo · Eastern Algarve ·

€280,000

Asking Price (EUR)

1.6%

True Net Yield (Owner, all-in)

1.1%

True Net Yield (Managed, all-in)

2.4%

True Gross Yield

37%

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: €9,331/yr
Average Daily Rate: €69
-48.0% vs area baselineImage quality 4/10 (-9%), Dated style (-15%), No pool (-12%), Budget finish (-12%)
Payback Period: 37.5 years
5-yr Capital Value: €367,916
10-yr Capital Value: €447,626
Brixfox Score: 46.7 / 100
Comparable Properties: 14
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.

€388,937

+38.9% over asking

Asking price€280,000
IMT — Property transfer tax (investment schedule)€10,597
IS — Stamp duty (0.8%)€2,240
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,200
Total acquisition costs€18,287
Renovation (est. €900/m² × 82 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€73,800
(€57,400–€90,200)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€16,850
All-in investment (incl. renovation & furnishing)€388,937

Gross yield (asking price)

3.3%

True gross yield (all-in)

2.4%

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: 2
Bathrooms: 1
Building: 82 m²
Style: dated
Condition: needs-renovation
Year Built: 1988
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
10.8
Visual Appeal
5.4
Ownership Security
13
Location
7.2
Land & Space
3.64
Rental Demand
3.69
Payback Speed
0
STR Suitability
3

Description

**2-bedroom apartment for sale in Monte Gordo** Discover your new home in vibrant Monte Gordo Beach! This charming two-bedroom apartment, located on the first floor of a building with an elevator, offers a prime location in the heart of the city. With a gross area of 82 m² and a usable area of 73 m², the space is idea

Location

📍 37.1817°N, 7.4486°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
82 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade C+ investment — short-term rental yields 2.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score47
GradeC+
Brixfox Intelligence
47C+Moderate
Score Breakdown
ROI & Yield52%
Capital Growth49%
Risk Profile50%
Market Demand47%

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%
+$53K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.1%
$540/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
47.0 yr
Rental only

Property details

Year built: 1988
Energy: D
Condition: needs-renovation

Description

**2-bedroom apartment for sale in Monte Gordo** Discover your new home in vibrant Monte Gordo Beach! This charming two-bedroom apartment, located on the first floor of a building with an elevator, offers a prime location in the heart of the city. With a gross area of 82 m² and a usable area of 73 m², the space is idea

Income Breakdown

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Nightly Rate (ADR)
$100/night
50% ($46)Brixfox estimate($100/night)200% ($184)
Occupancy
37%
10%Brixfox estimate(37%)100%

Short-Term Rental

Yearly income
$6,481
Airbnb data$100/night · 37% occupancy
Rental income
$100/night · 37% occ.
$13,487
Running costs (20%)
Utilities, cleaning, maintenance
-$2,697
Income tax (10%)
Indonesian rental income tax
-$3,776
Property tax
Annual property tax
-$533
Net income
2.1% ROI
$6,481

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$304,348
IMT (transfer tax, investment schedule)$11,518
Imposto de Selo (stamp duty)$2,435
Notary & registration$1,359
Legal / due diligence$4,565
Total acquisition costs$19,877
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$80,217
($62,391–$98,043)
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$18,315
All-in investment$422,758

Gross yield (asking)

4.4%

True gross yield (all-in)

3.2%

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.

$1.4M$1.0M$685K$343K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $280K
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 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$341K
+22%
Rental Income
+$32K
Total Position
$372K
+33%
5.9%/yr
Year 10
Capital Value
$414K
+48%
Rental Income
+$68K
Total Position
$483K
+72%
5.6%/yr
Year 20
Capital Value
$614K
+119%
Rental Income
+$160K
Total Position
$774K
+176%
5.2%/yr
Year 30
Capital Value
$908K
+224%
Rental Income
+$284K
Total Position
$1.2M
+326%
4.9%/yr

Location

VRSA/Monte Gordo

Eastern Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.1% annual return
Occupancy
Weak
37% average occupancy
Nightly Rate
Average
$92 per night
Visual Appeal
Weak
2/10 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 2.1% 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.
2.3%
$596/mo
40% occ.
3.2%
$809/mo
37% occ.
2.9%
$742/mo
current
47% occ.
3.8%
$956/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.