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Detached house in Gambelas, Montenegro
Grade Bvillaluxury

Detached house in Gambelas, Montenegro

Faro · Eastern Algarve ·

€1.6M

Asking Price (EUR)

2.6%

True Net Yield (Owner, all-in)

1.8%

True Net Yield (Managed, all-in)

3.7%

True Gross Yield

31%

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: €69,823/yr
Average Daily Rate: €625
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has pool (+10%), Luxury finish (+8%)
Payback Period: 57.2 years
5-yr Capital Value: €1.9M
10-yr Capital Value: €2.2M
Brixfox Score: 57.1 / 100
Comparable Properties: 6
Data Confidence: 60%
Search Radius: 6 km

True Investment Cost

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

€1.9M

+13.6% over asking

Asking price€1.6M
IMT — Property transfer tax (investment schedule)€123,750
IS — Stamp duty (0.8%)€13,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€24,750
Total acquisition costs€162,950
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€62,150
All-in investment (incl. renovation & furnishing)€1.9M

Gross yield (asking price)

4.2%

True gross yield (all-in)

3.7%

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: 4
Building: 443 m²
Style: modern
Condition: new-build
Private Pool
pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity-edge poollarge glass facadesminimalist white architecture

Score Breakdown

ROI
7
Visual Appeal
15.6
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
3.06
Payback Speed
0
STR Suitability
4

Description

Luxury is living in a property with a heated indoor pool and outdoor pool, located in a prime area of Gambelas, with luxury finishes and high quality materials. This is a home that balances functionality with the pleasure of living well, with a detailed selection of high quality materials. The villa benefits from high

Location

📍 37.0436°N, 7.9698°W

· Faro, Algarve, Portugal

Listed via Idealista.pt
4-bedroom freehold villa in Faro — photo 1 of 1
Idealista.pt

Detached house in Gambelas, Montenegro

Faro · Eastern Algarve · Ref BF-74834 Source verified · Idealista.pt · listed 3 Jun 2026
Asking price · Freehold
$1,793,478
Ownership
Freehold
Bedrooms
4
Built area
443 m²
True net yield
1.8%
≈ $5,350/mo net after costs & tax
5-yr total return (net + appreciation)
6.4% / yr avg
Payback in ~57 yrs from rent
Brixfox Score 57 · B

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

Condition: new-build
View: pool

Description

Luxury is living in a property with a heated indoor pool and outdoor pool, located in a prime area of Gambelas, with luxury finishes and high quality materials. This is a home that balances functionality with the pleasure of living well, with a detailed selection of high quality materials. The villa benefits from high

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)
$879/night
50% ($404)Brixfox estimate($879/night)200% ($1617)
Occupancy
31%
10%Brixfox estimate(31%)100%

Short-Term Rental

Indicative
Yearly income
$47,283
Likely range $28,370 – $66,197
Airbnb data$879/night · 31% occupancy
Rental income
$879/night · 31% occ.
$90,929
Running costs (20%)
Utilities, cleaning, maintenance
-$18,186
Income tax (10%)
Indonesian rental income tax
-$25,460
Property tax
Annual property tax
-$0
Net income
2.6% ROI
$47,283

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

1.8%

Based on area comps — this property's exact location is unconfirmed

Scenario
Pre-tax
After-tax
Owner-managed
3.2%
2.8%
Fully-managed
2.1%
1.8%
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

4.6%

Annual Revenue

$90,929

Income Tax / yr

$7,957

Payback

57 yrs

True All-In Cost
Asking price$1,793,478
IMT — transfer tax (non-resident 7.5%)$134,511
Stamp duty (0.8%)$14,348
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$1,985,054

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Faro.

$8.5M$6.4M$4.3M$2.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.6M
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.
Paid back
Year 26: 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
$2.0M
+22%
Rental Income
+$231K
Total Position
$2.2M
+36%
6.3%/yr
Year 10
Capital Value
$2.4M
+48%
Rental Income
+$499K
Total Position
$2.9M
+78%
6.0%/yr
Year 20
Capital Value
$3.6M
+119%
Rental Income
+$1.2M
Total Position
$4.8M
+190%
5.5%/yr
Year 30
Capital Value
$5.4M
+224%
Rental Income
+$2.1M
Total Position
$7.4M
+350%
5.1%/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

Ask Brixfox AI

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
2.6% annual return
Occupancy
Weak
31% average occupancy
Nightly Rate
Strong
$809 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $809 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.6% 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.
3.8%
$5,614/mo
current
40% occ.
5.0%
$7,485/mo
31% occ.
3.8%
$5,728/mo
current
41% occ.
5.1%
$7,600/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.