Detached house in Centro, Vila Nova de Cacela
Detached house in Centro, Vila Nova de Cacela — image 2Detached house in Centro, Vila Nova de Cacela — image 3Detached house in Centro, Vila Nova de Cacela — image 4Detached house in Centro, Vila Nova de Cacela — image 5
Grade B+villabudget

Detached house in Centro, Vila Nova de Cacela

VRSA/Monte Gordo · Eastern Algarve ·

€89,000

Asking Price (EUR)

3.3%

True Net Yield (Owner, all-in)

2.3%

True Net Yield (Managed, all-in)

5.0%

True Gross Yield

37%

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: €11,767/yr
Average Daily Rate: €88
-45.0% vs area baselineImage quality 5/10 (-6%), Dated style (-15%), No pool (-12%), Budget finish (-12%)
Payback Period: 9.4 years
5-yr Capital Value: €116,945
10-yr Capital Value: €142,281
Brixfox Score: 66.2 / 100
Comparable Properties: 11
Data Confidence: 74%
Search Radius: 3 km

True Investment Cost

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

€233,702

+162.6% over asking

Asking price€89,000
IMT — Property transfer tax (investment schedule)€890
IS — Stamp duty (0.8%)€712
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€1,500
Total acquisition costs€4,352
Renovation (est. €900/m² × 135 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€121,500
(€94,500–€148,500)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€18,850
All-in investment (incl. renovation & furnishing)€233,702

Gross yield (asking price)

13.2%

True gross yield (all-in)

5.0%

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
Land: 211 m²
Style: dated
Condition: needs-renovation
Year Built: 1950
Energy Certificate: Exempt

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
24.08
Visual Appeal
4.6
Ownership Security
13
Location
8.4
Land & Space
5.46
Rental Demand
3.68
Payback Speed
4
STR Suitability
3

Description

House T3 for sale.

Location

📍 37.1860°N, 7.5485°W

· VRSA/Monte Gordo, Algarve, Portugal

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

Detached house in Centro, Vila Nova de Cacela

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

Grade B+ investment — short-term rental yields 9.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score66
GradeB+
Brixfox Intelligence
66B+Strong
Score Breakdown
ROI & Yield73%
Capital Growth69%
Risk Profile68%
Market Demand66%

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
+12.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$17K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.0%
$724/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
11.1 yr
Rental only

Property details

Year built: 1950
Energy: Exempt
Condition: needs-renovation

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$127/night
50% ($58)Brixfox estimate($127/night)200% ($233)
Occupancy
37%
10%Brixfox estimate(37%)100%

Short-Term Rental

Yearly income
$8,683
Airbnb data$127/night · 37% occupancy
Rental income
$127/night · 37% occ.
$17,024
Running costs (20%)
Utilities, cleaning, maintenance
-$3,405
Income tax (10%)
Indonesian rental income tax
-$4,767
Property tax
Annual property tax
-$169
Net income
9.0% ROI
$8,683

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$96,739
IMT (transfer tax, investment schedule)$967
Imposto de Selo (stamp duty)$774
Notary & registration$1,359
Legal / due diligence$1,630
Total acquisition costs$4,730
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$132,065
($102,717–$161,413)
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$18,315
All-in investment$251,850

Gross yield (asking)

17.6%

True gross yield (all-in)

6.8%

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.

$769K$577K$385K$192K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $89K
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 10: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$108K
+22%
Rental Income
+$42K
Total Position
$151K
+69%
11.1%/yr
Year 10
Capital Value
$132K
+48%
Rental Income
+$92K
Total Position
$223K
+151%
9.6%/yr
Year 20
Capital Value
$195K
+119%
Rental Income
+$215K
Total Position
$410K
+360%
7.9%/yr
Year 30
Capital Value
$289K
+224%
Rental Income
+$380K
Total Position
$669K
+651%
7.0%/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
Strong
9.0% annual return
Occupancy
Weak
37% average occupancy
Nightly Rate
Average
$117 per night
Visual Appeal
Weak
1/10 instagrammability
Size & Space
Average
211 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 9.0% — outperforms most villas in this market
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 37% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
9.9%
$795/mo
40% occ.
13.2%
$1,064/mo
37% occ.
12.1%
$979/mo
current
47% occ.
15.5%
$1,249/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.