Detached house in Rua Comandante Sebastiao da Costa, Gambelas, Montenegro
Grade C+villa

Detached house in Rua Comandante Sebastiao da Costa, Gambelas, Montenegro

Faro · Eastern Algarve ·

€1.5M

Asking Price (EUR)

1.2%

True Net Yield (Owner, all-in)

0.8%

True Net Yield (Managed, all-in)

1.8%

True Gross Yield

27%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 months ago and is currently at 18% 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: €31,893/yr
Average Daily Rate: €326
Payback Period: 58.8 years
5-yr Capital Value: €2.0M
10-yr Capital Value: €2.4M
Brixfox Score: 52.5 / 100
Comparable Properties: 4
Data Confidence: 72%
Search Radius: 2 km

True Investment Cost

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

€1.8M

+18.4% over asking

Asking price€1.5M
IMT — Property transfer tax (investment schedule)€112,500
IS — Stamp duty (0.8%)€12,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€22,500
Total acquisition costs€148,250
Renovation (est. €200/m² × 427 m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		€85,400
(€42,700–€128,100)
Furnishing & STR launch (5bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€42,900
All-in investment (incl. renovation & furnishing)€1.8M

Gross yield (asking price)

2.1%

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: 5
Building: 427 m²

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
9.44
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
2.68
Payback Speed
0
STR Suitability
3

Description

5 bedroom villa of contemporary architecture, under construction, located in the prestigious Gambelas area, in Faro. This property is distinguished by its modern design, excellent construction quality and a distribution of spaces designed to provide comfort, functionality and a unique living experience. On the ground

Location

📍 37.0194°N, 7.9322°W

· Faro, Algarve, Portugal

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Idealista.pt
Faro / Eastern Algarve

Detached house in Rua Comandante Sebastiao da Costa, Gambelas, Montenegro

Inventory
5 Beds
Bathrooms
0 Baths
Built Area
427 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 Score53
GradeC+
Brixfox Intelligence
53C+Moderate
Score Breakdown
ROI & Yield58%
Capital Growth56%
Risk Profile55%
Market Demand53%

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
+5.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$282K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.3%
$1,758/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
17 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
77.3 yr
Rental only

Property details

Description

5 bedroom villa of contemporary architecture, under construction, located in the prestigious Gambelas area, in Faro. This property is distinguished by its modern design, excellent construction quality and a distribution of spaces designed to provide comfort, functionality and a unique living experience. On the ground

Income Breakdown

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Customize your projections
Nightly Rate (ADR)
$471/night
50% ($217)Brixfox estimate($471/night)200% ($867)
Occupancy
27%
10%Brixfox estimate(27%)100%

Short-Term Rental

Yearly income
$21,100
Airbnb data$471/night · 27% occupancy
Rental income
$471/night · 27% occ.
$46,063
Running costs (20%)
Utilities, cleaning, maintenance
-$9,213
Income tax (10%)
Indonesian rental income tax
-$12,898
Property tax
Annual property tax
-$2,853
Net income
1.3% ROI
$21,100

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$1,630,435
IMT (transfer tax, investment schedule)$122,283
Imposto de Selo (stamp duty)$13,043
Notary & registration$1,359
Legal / due diligence$24,457
Total acquisition costs$161,141
Renovation (~$217/m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		$92,826
($46,413–$139,239)
Furnishing & STR launch
5bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$44,457
All-in investment$1,928,859

Gross yield (asking)

2.8%

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 Faro.

$6.7M$5.0M$3.3M$1.7M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $1.5M
Capital appreciation
Property value growing at +4%/yr based on Faro 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
$1.8M
+22%
Rental Income
+$103K
Total Position
$1.9M
+29%
5.1%/yr
Year 10
Capital Value
$2.2M
+48%
Rental Income
+$223K
Total Position
$2.4M
+63%
5.0%/yr
Year 20
Capital Value
$3.3M
+119%
Rental Income
+$522K
Total Position
$3.8M
+154%
4.8%/yr
Year 30
Capital Value
$4.9M
+224%
Rental Income
+$924K
Total Position
$5.8M
+286%
4.6%/yr

Location

Faro

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
27% average occupancy
Nightly Rate
Strong
$433 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 $433 — 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 1.3% 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.
2.0%
$2,771/mo
40% occ.
2.8%
$3,774/mo
27% occ.
1.8%
$2,449/mo
current
37% occ.
2.5%
$3,452/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.