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Detached house in Gambelas, Montenegro
Detached house in Gambelas, Montenegro — image 2Detached house in Gambelas, Montenegro — image 3Detached house in Gambelas, Montenegro — image 4
Grade C+villabudget

Detached house in Gambelas, Montenegro

Faro · Eastern Algarve ·

€1.5M

Asking Price (EUR)

1.5%

True Net Yield (Owner, all-in)

0.9%

True Net Yield (Managed, all-in)

2.4%

True Gross Yield

33%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.9 months ago and is currently at 24% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.77, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €48,682/yr
Average Daily Rate: €404
-48.0% vs area baselineImage quality 4/10 (-9%), Dated style (-15%), No pool (-12%), Budget finish (-12%)
Payback Period: 93.7 years
5-yr Capital Value: €1.7M
10-yr Capital Value: €2.0M
Brixfox Score: 50.4 / 100
Comparable Properties: 7
Data Confidence: 62%
Search Radius: 6 km

True Investment Cost

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

€2.0M

+35.8% 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. €900/m² × 400 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€360,000
(€280,000–€440,000)
Furnishing & STR launch (5bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€28,900
All-in investment (incl. renovation & furnishing)€2.0M

Gross yield (asking price)

3.3%

True gross yield (all-in)

2.4%

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
Bathrooms: 8
Building: 400 m²
Land: 1500 m²
Style: dated
Condition: needs-renovation
Energy Certificate: A

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
4.28
Visual Appeal
5.4
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
3.3
Payback Speed
0
STR Suitability
4

Description

Three floors with quality finishes, pool and garage. Luxury 3-storey villa featuring spacious rooms, modern finishes, and a peaceful setting that ensures high quality of life. Living and dining room, kitchen with island, plenty of storage and a pantry. A total of 5 suites, including one with a walk-in closet, and 8 b

Location

📍 37.0419°N, 7.9659°W

· Faro, Algarve, Portugal

Listed by NATURAL VILLAS - MEDIAÇÃO IMOBILIÁRIA LDA via Idealista.pt
5-bedroom freehold villa in Faro — photo 1 of 4
Idealista.pt
5-bedroom freehold villa in Faro — photo 2 of 4
5-bedroom freehold villa in Faro — photo 3 of 4
5-bedroom freehold villa in Faro — photo 4 of 4

Detached house in Gambelas, Montenegro

Faro · Eastern Algarve · Ref BF-42755 Source verified · Idealista.pt · listed 3 May 2026
Asking price · Freehold
$1,630,435
Ownership
Freehold
Bedrooms
5
Bathrooms
8
Built area
400 m²
Land
1500 m²
True net yield
1.1%
≈ $3,360/mo net after costs & tax
5-yr total return (net + appreciation)
5.8% / yr avg
Payback in ~94 yrs from rent
Brixfox Score 50 · C+

What nearby Airbnbs actually earn

Brixfox tracks the live availability calendars of Airbnb listings around this property. The rates and occupancy below are observed from real bookings — this is the data behind every yield figure on this page.

Location

Faro

Eastern Algarve, Approximate area

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Airbnb Comp Analysis

Finding Airbnb comps...

Property details

Energy: A
Condition: needs-renovation

Description

Three floors with quality finishes, pool and garage. Luxury 3-storey villa featuring spacious rooms, modern finishes, and a peaceful setting that ensures high quality of life. Living and dining room, kitchen with island, plenty of storage and a pantry. A total of 5 suites, including one with a walk-in closet, and 8 b

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$568/night
50% ($261)Brixfox estimate($568/night)200% ($1045)
Occupancy
33%
10%Brixfox estimate(33%)100%

Short-Term Rental

Indicative
Yearly income
$32,976
Likely range $19,786 – $46,166
Airbnb data$568/night · 33% occupancy
Rental income
$568/night · 33% occ.
$63,415
Running costs (20%)
Utilities, cleaning, maintenance
-$12,683
Income tax (10%)
Indonesian rental income tax
-$17,756
Property tax
Annual property tax
-$0
Net income
2.0% ROI
$32,976

Investment Returns

After-tax net yield · all-in cost basis

Exact location

Net Yield · Fully-Managed · After Tax

1.1%

on all-in cost of $1,808,478

Scenario
Pre-tax
After-tax
Owner-managed
2.2%
1.9%
Fully-managed
1.4%
1.1%
After-tax nets ~28% non-resident IRS on AL income (simplified regime). Yields are on the all-in acquisition cost, not the asking price.

Gross Yield

3.5%

Annual Revenue

$63,415

Income Tax / yr

$5,549

Payback

94 yrs

True All-In Cost
Asking price$1,630,435
IMT — transfer tax (non-resident 7.5%)$122,283
Stamp duty (0.8%)$13,043
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$1,808,478

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Faro.

$7.3M$5.4M$3.6M$1.8M$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 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.8M
+22%
Rental Income
+$161K
Total Position
$2.0M
+32%
5.8%/yr
Year 10
Capital Value
$2.2M
+48%
Rental Income
+$348K
Total Position
$2.6M
+71%
5.5%/yr
Year 20
Capital Value
$3.3M
+119%
Rental Income
+$815K
Total Position
$4.1M
+173%
5.2%/yr
Year 30
Capital Value
$4.9M
+224%
Rental Income
+$1.4M
Total Position
$6.3M
+321%
4.9%/yr
Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. A vetted local management partner is already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

Vetted by Brixfox 8+ yrs operating 110+ properties managed ~2h guest response

Atlantic Stays Management

Vetted

Alojamento Local management, Lisbon to the Algarve

22%
Management fee
of rental revenue — already in your Managed figures

End-to-end AL management for international owners. We handle the licence, the platforms and the guests so your second home pays for itself.

What the fee covers

  • Listing setup & optimisation (Airbnb, Booking.com, VRBO)
  • Dynamic pricing & revenue management
  • 24/7 multilingual guest communication
  • Guided check-in / check-out & key handling
  • Professional cleaning, laundry & restocking
  • Maintenance & repairs coordination
  • Monthly owner statements & payouts
  • Guest screening & damage protection
  • Alojamento Local (AL) licence handling & renewals
  • SEF/AIMA guest registration & tourist-tax filing
Visit Atlantic Stays Management

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Conversational analysis — questions about this listing, answered from real data.

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.0% annual return
Occupancy
Weak
33% average occupancy
Nightly Rate
Strong
$523 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Strong
1500 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $523 — positioned in the top tier
Generous 1500 m² land — room for expansion or amenities
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.
2.7%
$3,629/mo
40% occ.
3.6%
$4,839/mo
33% occ.
2.9%
$3,995/mo
current
43% occ.
3.8%
$5,204/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. Market factors in Portugal may impact actual yields.