T2 flat in Rua Fernão de Magalhães, Monte Gordo, Vila Real de Santo António
T2 flat in Rua Fernão de Magalhães, Monte Gordo, Vila Real de Santo António — image 2T2 flat in Rua Fernão de Magalhães, Monte Gordo, Vila Real de Santo António — image 3T2 flat in Rua Fernão de Magalhães, Monte Gordo, Vila Real de Santo António — image 4T2 flat in Rua Fernão de Magalhães, Monte Gordo, Vila Real de Santo António — image 5
Grade C+apartmentbudget

T2 flat in Rua Fernão de Magalhães, Monte Gordo, Vila Real de Santo António

VRSA/Monte Gordo · Eastern Algarve ·

€419,900

Asking Price (EUR)

1.2%

True Net Yield (Owner, all-in)

0.8%

True Net Yield (Managed, all-in)

1.8%

True Gross Yield

36%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 months ago and is currently at 16% 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: €9,111/yr
Average Daily Rate: €70
-48.0% vs area baselineImage quality 4/10 (-9%), Dated style (-15%), No pool (-12%), Budget finish (-12%)
Payback Period: 57.3 years
5-yr Capital Value: €551,742
10-yr Capital Value: €671,279
Brixfox Score: 45.2 / 100
Comparable Properties: 13
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.

€512,830

+22.1% over asking

Asking price€419,900
IMT — Property transfer tax (investment schedule)€21,422
IS — Stamp duty (0.8%)€3,359
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,299
Total acquisition costs€32,330
Renovation (est. €350/m² × 125 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€43,750
(€31,250–€56,250)
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)€512,830

Gross yield (asking price)

2.2%

True gross yield (all-in)

1.8%

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: 125 m²
Style: dated
Condition: fair
Year Built: 1984
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
9.51
Visual Appeal
4.4
Ownership Security
13
Location
7.2
Land & Space
4.5
Rental Demand
3.56
Payback Speed
0
STR Suitability
3

Description

2-Bedroom Apartment Converted into 3 Bedrooms in Monte Gordo – 3rd Line from the Beach | Ideal Investment Originally a 2-bedroom apartment, converted into a 3-bedroom property, located in Monte Gordo, on the 3rd line from the beach, just minutes from the sea and the Casino, in one of the most sought-after areas of the

Location

📍 37.1807°N, 7.4516°W

· VRSA/Monte Gordo, Algarve, Portugal

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

T2 flat in Rua Fernão de Magalhães, Monte Gordo, Vila Real de Santo António

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

Grade C+ investment — short-term rental yields 1.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score45
GradeC+
Brixfox Intelligence
45C+Moderate
Score Breakdown
ROI & Yield50%
Capital Growth47%
Risk Profile48%
Market Demand45%

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
+5.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$79K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.3%
$507/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
16 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
75.1 yr
Rental only

Property details

Year built: 1984
Energy: D
Condition: fair

Description

2-Bedroom Apartment Converted into 3 Bedrooms in Monte Gordo – 3rd Line from the Beach | Ideal Investment Originally a 2-bedroom apartment, converted into a 3-bedroom property, located in Monte Gordo, on the 3rd line from the beach, just minutes from the sea and the Casino, in one of the most sought-after areas of the

Income Breakdown

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Nightly Rate (ADR)
$102/night
50% ($47)Brixfox estimate($102/night)200% ($187)
Occupancy
36%
10%Brixfox estimate(36%)100%

Short-Term Rental

Yearly income
$6,078
Airbnb data$102/night · 36% occupancy
Rental income
$102/night · 36% occ.
$13,225
Running costs (20%)
Utilities, cleaning, maintenance
-$2,645
Income tax (10%)
Indonesian rental income tax
-$3,703
Property tax
Annual property tax
-$799
Net income
1.3% ROI
$6,078

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$456,413
IMT (transfer tax, investment schedule)$23,285
Imposto de Selo (stamp duty)$3,651
Notary & registration$1,359
Legal / due diligence$6,847
Total acquisition costs$35,141
Renovation (~$380/m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		$47,554
($33,967–$61,141)
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$18,315
All-in investment$557,424

Gross yield (asking)

2.9%

True gross yield (all-in)

2.4%

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.

$1.9M$1.4M$936K$468K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $420K
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.
2x return
Year 15: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$511K
+22%
Rental Income
+$30K
Total Position
$541K
+29%
5.2%/yr
Year 10
Capital Value
$622K
+48%
Rental Income
+$64K
Total Position
$686K
+63%
5.0%/yr
Year 20
Capital Value
$920K
+119%
Rental Income
+$150K
Total Position
$1.1M
+155%
4.8%/yr
Year 30
Capital Value
$1.4M
+224%
Rental Income
+$266K
Total Position
$1.6M
+288%
4.6%/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
Weak
1.3% annual return
Occupancy
Weak
36% average occupancy
Nightly Rate
Average
$94 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 1.3% 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.
1.5%
$583/mo
40% occ.
2.1%
$799/mo
36% occ.
1.9%
$705/mo
current
46% occ.
2.4%
$921/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.