T1 flat in Rua de Ayamonte, Vila Real de Santo António
T1 flat in Rua de Ayamonte, Vila Real de Santo António — image 2T1 flat in Rua de Ayamonte, Vila Real de Santo António — image 3T1 flat in Rua de Ayamonte, Vila Real de Santo António — image 4T1 flat in Rua de Ayamonte, Vila Real de Santo António — image 5
Grade Bapartmentmid-range

T1 flat in Rua de Ayamonte, Vila Real de Santo António

VRSA/Monte Gordo · Eastern Algarve ·

€234,500

Asking Price (EUR)

3.5%

True Net Yield (Owner, all-in)

2.4%

True Net Yield (Managed, all-in)

5.4%

True Gross Yield

32%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.6 months ago and is currently at 13% 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: €14,569/yr
Average Daily Rate: €123
+7.0% vs area baselineImage quality 6/10 (-3%), Modern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 19.8 years
5-yr Capital Value: €308,130
10-yr Capital Value: €374,887
Brixfox Score: 57 / 100
Comparable Properties: 15
Data Confidence: 91%
Search Radius: 2 km

True Investment Cost

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

€270,751

+15.5% over asking

Asking price€234,500
IMT — Property transfer tax (investment schedule)€7,412
IS — Stamp duty (0.8%)€1,876
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,518
Total acquisition costs€14,056
Renovation (est. €55/m² × 49 m²)
Light touch-ups — paint, fixtures, deep clean.		€2,695
(€1,470–€3,920)
Furnishing & STR launch (1bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€19,500
All-in investment (incl. renovation & furnishing)€270,751

Gross yield (asking price)

6.2%

True gross yield (all-in)

5.4%

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: 1
Bathrooms: 1
Building: 49 m²
Style: contemporary
Condition: good
Year Built: 2010
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

balcony_view

Score Breakdown

ROI
15.56
Visual Appeal
8.8
Ownership Security
13
Location
8.4
Land & Space
2.98
Rental Demand
3.24
Payback Speed
2
STR Suitability
3

Description

Condo/Apartment T0 for sale.

Location

📍 37.1947°N, 7.4179°W

· VRSA/Monte Gordo, Algarve, Portugal

View on RE/MAX Prime →Also on Idealista.pt
Idealista.pt
VRSA/Monte Gordo / Eastern Algarve

T1 flat in Rua de Ayamonte, Vila Real de Santo António

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

Grade B investment — short-term rental yields 4.2% 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
+7.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$44K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.2%
$891/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
23.8 yr
Rental only

Property details

Year built: 2010
Energy: C
Condition: good

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$181/night
50% ($83)Brixfox estimate($181/night)200% ($334)
Occupancy
32%
10%Brixfox estimate(32%)100%

Short-Term Rental

Yearly income
$10,694
Airbnb data$181/night · 32% occupancy
Rental income
$181/night · 32% occ.
$21,424
Running costs (20%)
Utilities, cleaning, maintenance
-$4,285
Income tax (10%)
Indonesian rental income tax
-$5,999
Property tax
Annual property tax
-$446
Net income
4.2% ROI
$10,694

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$254,891
IMT (transfer tax, investment schedule)$8,057
Imposto de Selo (stamp duty)$2,039
Notary & registration$1,359
Legal / due diligence$3,824
Total acquisition costs$15,278
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$2,929
($1,598–$4,261)
Furnishing & STR launch
1bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$21,196
All-in investment$294,295

Gross yield (asking)

8.4%

True gross yield (all-in)

7.3%

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.

$1.4M$1.1M$706K$353K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $235K
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 19: 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
$285K
+22%
Rental Income
+$52K
Total Position
$338K
+44%
7.6%/yr
Year 10
Capital Value
$347K
+48%
Rental Income
+$113K
Total Position
$460K
+96%
7.0%/yr
Year 20
Capital Value
$514K
+119%
Rental Income
+$264K
Total Position
$778K
+232%
6.2%/yr
Year 30
Capital Value
$761K
+224%
Rental Income
+$468K
Total Position
$1.2M
+424%
5.7%/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
4.2% annual return
Occupancy
Weak
32% average occupancy
Nightly Rate
Good
$167 per night
Visual Appeal
Average
5/10 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 4.2% 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.
5.3%
$1,122/mo
40% occ.
7.1%
$1,508/mo
32% occ.
5.7%
$1,213/mo
current
42% occ.
7.5%
$1,599/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.