T2 flat in Avenida Manuel G. Rosa Mendes, Centro, Vila Nova de Cacela
T2 flat in Avenida Manuel G. Rosa Mendes, Centro, Vila Nova de Cacela — image 2T2 flat in Avenida Manuel G. Rosa Mendes, Centro, Vila Nova de Cacela — image 3T2 flat in Avenida Manuel G. Rosa Mendes, Centro, Vila Nova de Cacela — image 4T2 flat in Avenida Manuel G. Rosa Mendes, Centro, Vila Nova de Cacela — image 5
Grade Bapartmentmid-range

T2 flat in Avenida Manuel G. Rosa Mendes, Centro, Vila Nova de Cacela

VRSA/Monte Gordo · Eastern Algarve ·

€290,000

Asking Price (EUR)

2.9%

True Net Yield (Owner, all-in)

2.0%

True Net Yield (Managed, all-in)

4.5%

True Gross Yield

31%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €15,505/yr
Average Daily Rate: €137
-10.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), No pool (-12%)
Payback Period: 23.1 years
5-yr Capital Value: €381,056
10-yr Capital Value: €463,613
Brixfox Score: 56.2 / 100
Comparable Properties: 16
Data Confidence: 88%
Search Radius: 2 km

True Investment Cost

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

€342,427

+18.1% over asking

Asking price€290,000
IMT — Property transfer tax (investment schedule)€11,297
IS — Stamp duty (0.8%)€2,320
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,350
Total acquisition costs€19,217
Renovation (est. €55/m² × 152 m²)
Light touch-ups — paint, fixtures, deep clean.		€8,360
(€4,560–€12,160)
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)€342,427

Gross yield (asking price)

5.3%

True gross yield (all-in)

4.5%

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: 2
Building: 152 m²
Style: portuguese-traditional
Condition: good
Year Built: 2002
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

wooden room divider with glass panelslarge built-in wooden bookshelf

Score Breakdown

ROI
14.44
Visual Appeal
8.2
Ownership Security
13
Location
8.4
Land & Space
5.04
Rental Demand
3.11
Payback Speed
1
STR Suitability
3

Description

Living just minutes from three of the most desirable beaches in the eastern Algarve – Manta Rota, Fábrica, and Praia Verde – is a privilege that translates into quality of life and strong potential for appreciation. I present this 2-bedroom apartment in the center of Vila Nova de Cacela, on the 1st floor, with 109.77

Location

📍 37.1734°N, 7.5357°W

· VRSA/Monte Gordo, Algarve, Portugal

View on Casa da Portela →Also on Idealista.pt
Idealista.pt
VRSA/Monte Gordo / Eastern Algarve

T2 flat in Avenida Manuel G. Rosa Mendes, Centro, Vila Nova de Cacela

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

Grade B investment — short-term rental yields 3.6% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score56
GradeB
Brixfox Intelligence
56BStrong
Score Breakdown
ROI & Yield62%
Capital Growth59%
Risk Profile58%
Market Demand56%

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
+7.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$54K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.6%
$937/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
28.0 yr
Rental only

Property details

Year built: 2002
Energy: D
Condition: good

Description

Living just minutes from three of the most desirable beaches in the eastern Algarve – Manta Rota, Fábrica, and Praia Verde – is a privilege that translates into quality of life and strong potential for appreciation. I present this 2-bedroom apartment in the center of Vila Nova de Cacela, on the 1st floor, with 109.77

Income Breakdown

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Nightly Rate (ADR)
$200/night
50% ($92)Brixfox estimate($200/night)200% ($368)
Occupancy
31%
10%Brixfox estimate(31%)100%

Short-Term Rental

Yearly income
$11,238
Airbnb data$200/night · 31% occupancy
Rental income
$200/night · 31% occ.
$22,673
Running costs (20%)
Utilities, cleaning, maintenance
-$4,535
Income tax (10%)
Indonesian rental income tax
-$6,348
Property tax
Annual property tax
-$552
Net income
3.6% ROI
$11,238

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$315,217
IMT (transfer tax, investment schedule)$12,279
Imposto de Selo (stamp duty)$2,522
Notary & registration$1,359
Legal / due diligence$4,728
Total acquisition costs$20,888
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$9,087
($4,957–$13,217)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$372,203

Gross yield (asking)

7.2%

True gross yield (all-in)

6.1%

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.

$1.6M$1.2M$824K$412K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $290K
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 21: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$353K
+22%
Rental Income
+$55K
Total Position
$408K
+41%
7.1%/yr
Year 10
Capital Value
$429K
+48%
Rental Income
+$119K
Total Position
$548K
+89%
6.6%/yr
Year 20
Capital Value
$635K
+119%
Rental Income
+$278K
Total Position
$913K
+215%
5.9%/yr
Year 30
Capital Value
$941K
+224%
Rental Income
+$492K
Total Position
$1.4M
+394%
5.5%/yr

Location

VRSA/Monte Gordo

Eastern Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.6% annual return
Occupancy
Weak
31% average occupancy
Nightly Rate
Good
$184 per night
Visual Appeal
Average
4/10 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 3.6% is near 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.
4.7%
$1,231/mo
40% occ.
6.3%
$1,656/mo
31% occ.
4.9%
$1,277/mo
current
41% occ.
6.5%
$1,702/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.