T2 flat, N122, Vila Real de Santo António
T2 flat, N122, Vila Real de Santo António — image 2T2 flat, N122, Vila Real de Santo António — image 3T2 flat, N122, Vila Real de Santo António — image 4T2 flat, N122, Vila Real de Santo António — image 5
Grade Bapartmentmid-range

T2 flat, N122, Vila Real de Santo António

VRSA/Monte Gordo · Eastern Algarve ·

€249,000

Asking Price (EUR)

3.1%

True Net Yield (Owner, all-in)

2.1%

True Net Yield (Managed, all-in)

4.7%

True Gross Yield

32%

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: €14,071/yr
Average Daily Rate: €120
-10.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), No pool (-12%)
Payback Period: 21.8 years
5-yr Capital Value: €327,182
10-yr Capital Value: €398,067
Brixfox Score: 57.3 / 100
Comparable Properties: 11
Data Confidence: 84%
Search Radius: 2 km

True Investment Cost

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

€296,679

+19.1% over asking

Asking price€249,000
IMT — Property transfer tax (investment schedule)€8,427
IS — Stamp duty (0.8%)€1,992
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,735
Total acquisition costs€15,404
Renovation (est. €55/m² × 135 m²)
Light touch-ups — paint, fixtures, deep clean.		€7,425
(€4,050–€10,800)
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)€296,679

Gross yield (asking price)

5.7%

True gross yield (all-in)

4.7%

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: 2
Bathrooms: 1
Building: 135 m²
Style: portuguese-traditional
Condition: good
Year Built: 2019
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

rooftop terracesmall tiled roof structure on terrace

Score Breakdown

ROI
14.82
Visual Appeal
9.2
Ownership Security
13
Location
8.4
Land & Space
4.7
Rental Demand
3.21
Payback Speed
1
STR Suitability
3

Description

Condo/Apartment T2 for sale.

Location

📍 37.1950°N, 7.4274°W

· VRSA/Monte Gordo, Algarve, Portugal

View on Re/Max Today →Also on Idealista.pt
Idealista.pt
VRSA/Monte Gordo / Eastern Algarve

T2 flat, N122, Vila Real de Santo António

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

Grade B investment — short-term rental yields 3.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score57
GradeB
Brixfox Intelligence
57BStrong
Score Breakdown
ROI & Yield63%
Capital Growth60%
Risk Profile59%
Market Demand57%

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
+7.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$47K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.8%
$853/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
26.4 yr
Rental only

Property details

Year built: 2019
Energy: D
Condition: good

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$176/night
50% ($81)Brixfox estimate($176/night)200% ($324)
Occupancy
32%
10%Brixfox estimate(32%)100%

Short-Term Rental

Yearly income
$10,238
Airbnb data$176/night · 32% occupancy
Rental income
$176/night · 32% occ.
$20,599
Running costs (20%)
Utilities, cleaning, maintenance
-$4,120
Income tax (10%)
Indonesian rental income tax
-$5,768
Property tax
Annual property tax
-$474
Net income
3.8% ROI
$10,238

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$270,652
IMT (transfer tax, investment schedule)$9,160
Imposto de Selo (stamp duty)$2,165
Notary & registration$1,359
Legal / due diligence$4,060
Total acquisition costs$16,743
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$8,071
($4,402–$11,739)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$322,477

Gross yield (asking)

7.6%

True gross yield (all-in)

6.4%

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$1.1M$722K$361K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $249K
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 20: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$303K
+22%
Rental Income
+$50K
Total Position
$353K
+42%
7.2%/yr
Year 10
Capital Value
$369K
+48%
Rental Income
+$108K
Total Position
$477K
+91%
6.7%/yr
Year 20
Capital Value
$546K
+119%
Rental Income
+$253K
Total Position
$799K
+221%
6.0%/yr
Year 30
Capital Value
$808K
+224%
Rental Income
+$448K
Total Position
$1.3M
+404%
5.5%/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
Average
3.8% annual return
Occupancy
Weak
32% average occupancy
Nightly Rate
Good
$162 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 3.8% 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.
4.8%
$1,085/mo
40% occ.
6.5%
$1,459/mo
32% occ.
5.2%
$1,162/mo
current
42% occ.
6.8%
$1,537/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.