House in Centro, Vila Nova de Cacela
Grade Bvilla

House in Centro, Vila Nova de Cacela

VRSA/Monte Gordo · Eastern Algarve ·

€1.1M

Asking Price (EUR)

1.7%

True Net Yield (Owner, all-in)

1.2%

True Net Yield (Managed, all-in)

2.6%

True Gross Yield

47%

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: €35,135/yr
Average Daily Rate: €203
Payback Period: 39.8 years
5-yr Capital Value: €1.5M
10-yr Capital Value: €1.8M
Brixfox Score: 56.3 / 100
Comparable Properties: 14
Data Confidence: 88%
Search Radius: 2 km

True Investment Cost

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

€1.3M

+20.3% over asking

Asking price€1.1M
IMT — Property transfer tax (investment schedule)€84,000
IS — Stamp duty (0.8%)€8,960
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€16,800
Total acquisition costs€111,010
Renovation (est. €200/m² × 422 m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		€84,400
(€42,200–€126,600)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,200
All-in investment (incl. renovation & furnishing)€1.3M

Gross yield (asking price)

3.1%

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: 3
Building: 422 m²

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
10.58
Visual Appeal
10
Ownership Security
13
Location
9
Land & Space
6
Rental Demand
4.73
Payback Speed
0
STR Suitability
3

Description

3 bedroom villa with 246 m², outdoor area of 132 m² and storage room of 45 m², inserted in a new development at Monte Rei Golf & Country Club, a course recognised by many as the best in Portugal and with the signature of Jack Nicklaus, which translate a refined vision of the lifestyle in the Algarve, combining the auth

Location

📍 37.1940°N, 7.4500°W

· VRSA/Monte Gordo, Algarve, Portugal

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

House in Centro, Vila Nova de Cacela

Inventory
3 Beds
Bathrooms
0 Baths
Built Area
422 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 2.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score56
GradeB
Brixfox Intelligence
56BStrong
Score Breakdown
ROI & Yield62%
Capital Growth59%
Risk Profile58%
Market Demand56%

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
+5.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$210K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.0%
$2,022/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
50.2 yr
Rental only

Property details

Description

3 bedroom villa with 246 m², outdoor area of 132 m² and storage room of 45 m², inserted in a new development at Monte Rei Golf & Country Club, a course recognised by many as the best in Portugal and with the signature of Jack Nicklaus, which translate a refined vision of the lifestyle in the Algarve, combining the auth

Income Breakdown

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Nightly Rate (ADR)
$294/night
50% ($135)Brixfox estimate($294/night)200% ($541)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$24,267
Airbnb data$294/night · 47% occupancy
Rental income
$294/night · 47% occ.
$50,765
Running costs (20%)
Utilities, cleaning, maintenance
-$10,153
Income tax (10%)
Indonesian rental income tax
-$14,214
Property tax
Annual property tax
-$2,130
Net income
2.0% ROI
$24,267

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$1,217,391
IMT (transfer tax, investment schedule)$91,304
Imposto de Selo (stamp duty)$9,739
Notary & registration$1,359
Legal / due diligence$18,261
Total acquisition costs$120,663
Renovation (~$217/m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		$91,739
($45,870–$137,609)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$1,462,620

Gross yield (asking)

4.2%

True gross yield (all-in)

3.5%

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.

$5.4M$4.0M$2.7M$1.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $1.1M
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
$1.4M
+22%
Rental Income
+$119K
Total Position
$1.5M
+32%
5.7%/yr
Year 10
Capital Value
$1.7M
+48%
Rental Income
+$256K
Total Position
$1.9M
+71%
5.5%/yr
Year 20
Capital Value
$2.5M
+119%
Rental Income
+$600K
Total Position
$3.1M
+173%
5.1%/yr
Year 30
Capital Value
$3.6M
+224%
Rental Income
+$1.1M
Total Position
$4.7M
+319%
4.9%/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
2.0% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Strong
$270 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $270 — 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 2.0% 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.
1.7%
$1,699/mo
40% occ.
2.3%
$2,325/mo
47% occ.
2.7%
$2,784/mo
current
57% occ.
3.4%
$3,409/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.