T2 flat in Rua de Ayamonte, 24, Vila Real de Santo António
Grade C+apartmentbudget

T2 flat in Rua de Ayamonte, 24, Vila Real de Santo António

VRSA/Monte Gordo · Eastern Algarve ·

€229,000

Asking Price (EUR)

2.1%

True Net Yield (Owner, all-in)

1.5%

True Net Yield (Managed, all-in)

3.3%

True Gross Yield

28%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.5 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: €9,659/yr
Average Daily Rate: €95
-28.0% vs area baselineImage quality 4/10 (-9%), Portuguese-traditional style (+5%), No pool (-12%), Budget finish (-12%)
Payback Period: 29.1 years
5-yr Capital Value: €300,903
10-yr Capital Value: €366,094
Brixfox Score: 48.5 / 100
Comparable Properties: 16
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.

€295,444

+29.0% over asking

Asking price€229,000
IMT — Property transfer tax (investment schedule)€7,027
IS — Stamp duty (0.8%)€1,832
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,435
Total acquisition costs€13,544
Renovation (est. €350/m² × 103 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€36,050
(€25,750–€46,350)
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)€295,444

Gross yield (asking price)

4.2%

True gross yield (all-in)

3.3%

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: 103 m²
Style: portuguese-traditional
Condition: fair
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
11.88
Visual Appeal
5.4
Ownership Security
13
Location
8.4
Land & Space
4.06
Rental Demand
2.79
Payback Speed
0
STR Suitability
3

Description

Modern, spacious, and very well-located apartment.

Location

📍 37.1962°N, 7.4177°W

· VRSA/Monte Gordo, Algarve, Portugal

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

T2 flat in Rua de Ayamonte, 24, Vila Real de Santo António

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

Grade C+ investment — short-term rental yields 2.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score49
GradeC+
Brixfox Intelligence
49C+Moderate
Score Breakdown
ROI & Yield54%
Capital Growth51%
Risk Profile52%
Market Demand49%

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
+6.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$43K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.8%
$580/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
35.8 yr
Rental only

Property details

Energy: D
Condition: fair

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$140/night
50% ($64)Brixfox estimate($140/night)200% ($257)
Occupancy
28%
10%Brixfox estimate(28%)100%

Short-Term Rental

Yearly income
$6,955
Airbnb data$140/night · 28% occupancy
Rental income
$140/night · 28% occ.
$14,212
Running costs (20%)
Utilities, cleaning, maintenance
-$2,842
Income tax (10%)
Indonesian rental income tax
-$3,979
Property tax
Annual property tax
-$436
Net income
2.8% ROI
$6,955

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$248,913
IMT (transfer tax, investment schedule)$7,638
Imposto de Selo (stamp duty)$1,991
Notary & registration$1,359
Legal / due diligence$3,734
Total acquisition costs$14,722
Renovation (~$380/m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		$39,185
($27,989–$50,380)
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$18,315
All-in investment$321,135

Gross yield (asking)

5.7%

True gross yield (all-in)

4.4%

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.

$1.2M$903K$602K$301K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $229K
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 25: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$279K
+22%
Rental Income
+$34K
Total Position
$313K
+36%
6.4%/yr
Year 10
Capital Value
$339K
+48%
Rental Income
+$73K
Total Position
$412K
+80%
6.1%/yr
Year 20
Capital Value
$502K
+119%
Rental Income
+$172K
Total Position
$674K
+194%
5.5%/yr
Year 30
Capital Value
$743K
+224%
Rental Income
+$304K
Total Position
$1.0M
+357%
5.2%/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
2.8% annual return
Occupancy
Weak
28% average occupancy
Nightly Rate
Good
$129 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 2.8% 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.
4.1%
$856/mo
40% occ.
5.6%
$1,153/mo
28% occ.
3.8%
$793/mo
current
38% occ.
5.3%
$1,090/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.