Detached house in Cacela Velha, Vila Nova de Cacela
Detached house in Cacela Velha, Vila Nova de Cacela — image 2Detached house in Cacela Velha, Vila Nova de Cacela — image 3Detached house in Cacela Velha, Vila Nova de Cacela — image 4Detached house in Cacela Velha, Vila Nova de Cacela — image 5
Grade Bvillamid-range

Detached house in Cacela Velha, Vila Nova de Cacela

VRSA/Monte Gordo · Eastern Algarve ·

€765,000

Asking Price (EUR)

1.7%

True Net Yield (Owner, all-in)

1.2%

True Net Yield (Managed, all-in)

2.6%

True Gross Yield

31%

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: €22,697/yr
Average Daily Rate: €202
-10.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), No pool (-12%)
Payback Period: 42.1 years
5-yr Capital Value: €1.0M
10-yr Capital Value: €1.2M
Brixfox Score: 56.5 / 100
Comparable Properties: 6
Data Confidence: 63%
Search Radius: 3 km

True Investment Cost

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

€888,525

+16.1% over asking

Asking price€765,000
IMT — Property transfer tax (investment schedule)€45,900
IS — Stamp duty (0.8%)€6,120
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,475
Total acquisition costs€64,745
Renovation (est. €55/m² × 386 m²)
Light touch-ups — paint, fixtures, deep clean.		€21,230
(€11,580–€30,880)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€37,550
All-in investment (incl. renovation & furnishing)€888,525

Gross yield (asking price)

3.0%

True gross yield (all-in)

2.6%

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: 4
Bathrooms: 4
Building: 386 m²
Land: 485 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
10.39
Visual Appeal
9.2
Ownership Security
13
Location
8.4
Land & Space
9.44
Rental Demand
3.08
Payback Speed
0
STR Suitability
3

Description

We present this fantastic 4+1 bedroom villa, fully furnished and equipped, with modern features and high comfort. The property includes air conditioning, solar panels, photovoltaic panels, an indoor heated pool, a garage, and a well-maintained garden. The spacious basement is ideal for entertainment, providing an excel

Location

📍 37.1557°N, 7.5456°W

· VRSA/Monte Gordo, Algarve, Portugal

View on Mediloia - Mediação Imobiliária, Lda →Also on Idealista.pt
Idealista.pt
VRSA/Monte Gordo / Eastern Algarve

Detached house in Cacela Velha, Vila Nova de Cacela

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
386 m²
Land Plot
485 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 1.9% 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
+5.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$144K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.9%
$1,302/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
53.2 yr
Rental only

Property details

Energy: D
Condition: good

Description

We present this fantastic 4+1 bedroom villa, fully furnished and equipped, with modern features and high comfort. The property includes air conditioning, solar panels, photovoltaic panels, an indoor heated pool, a garage, and a well-maintained garden. The spacious basement is ideal for entertainment, providing an excel

Income Breakdown

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Nightly Rate (ADR)
$292/night
50% ($134)Brixfox estimate($292/night)200% ($537)
Occupancy
31%
10%Brixfox estimate(31%)100%

Short-Term Rental

Yearly income
$15,619
Airbnb data$292/night · 31% occupancy
Rental income
$292/night · 31% occ.
$32,836
Running costs (20%)
Utilities, cleaning, maintenance
-$6,567
Income tax (10%)
Indonesian rental income tax
-$9,194
Property tax
Annual property tax
-$1,455
Net income
1.9% ROI
$15,619

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$831,522
IMT (transfer tax, investment schedule)$49,891
Imposto de Selo (stamp duty)$6,652
Notary & registration$1,359
Legal / due diligence$12,473
Total acquisition costs$70,375
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$23,076
($12,587–$33,565)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$38,641
All-in investment$963,614

Gross yield (asking)

3.9%

True gross yield (all-in)

3.4%

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.

$3.6M$2.7M$1.8M$910K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $765K
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 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$931K
+22%
Rental Income
+$76K
Total Position
$1.0M
+32%
5.7%/yr
Year 10
Capital Value
$1.1M
+48%
Rental Income
+$165K
Total Position
$1.3M
+70%
5.4%/yr
Year 20
Capital Value
$1.7M
+119%
Rental Income
+$386K
Total Position
$2.1M
+170%
5.1%/yr
Year 30
Capital Value
$2.5M
+224%
Rental Income
+$684K
Total Position
$3.2M
+314%
4.8%/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
1.9% annual return
Occupancy
Weak
31% average occupancy
Nightly Rate
Strong
$268 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Good
485 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $268 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.9% 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.
2.5%
$1,742/mo
current
40% occ.
3.4%
$2,363/mo
31% occ.
2.6%
$1,794/mo
current
41% occ.
3.5%
$2,415/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.