T3 flat in São Luís, Faro
T3 flat in São Luís, Faro — image 2T3 flat in São Luís, Faro — image 3T3 flat in São Luís, Faro — image 4T3 flat in São Luís, Faro — image 5
Grade B+apartmentmid-range

T3 flat in São Luís, Faro

Faro · Eastern Algarve ·

€275,000

Asking Price (EUR)

8.1%

True Net Yield (Owner, all-in)

5.6%

True Net Yield (Managed, all-in)

12.4%

True Gross Yield

51%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 months ago and is currently at 16% 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: €40,120/yr
Average Daily Rate: €216
-12.0% vs area baselineNo pool (-12%)
Payback Period: 8.5 years
5-yr Capital Value: €361,346
10-yr Capital Value: €439,633
Brixfox Score: 74.4 / 100
Comparable Properties: 23
Data Confidence: 96%
Search Radius: 2 km

True Investment Cost

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

€323,022

+17.5% over asking

Asking price€275,000
IMT — Property transfer tax (investment schedule)€10,247
IS — Stamp duty (0.8%)€2,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,125
Total acquisition costs€17,822
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€30,200
All-in investment (incl. renovation & furnishing)€323,022

Gross yield (asking price)

14.6%

True gross yield (all-in)

12.4%

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: 3
Bathrooms: 1
Building: 90 m²
Style: minimalist
Condition: excellent
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

herringbone wood flooringround wooden mirrorsminimalist wooden console table

Score Breakdown

ROI
24.9
Visual Appeal
12.8
Ownership Security
13
Location
7.8
Land & Space
3.8
Rental Demand
5.1
Payback Speed
4
STR Suitability
3

Description

Renovated 2-Bedroom Apartment in the Heart of Faro - Comfort and Convenience at Your Doorstep Originally a 3-bedroom apartment, this spacious property has been thoughtfully renovated and converted into a comfortable 2-bedroom home, designed with functionality and comfort in mind. Located on the 3rd floor (no elevator)

Location

📍 37.0244°N, 7.9303°W

· Faro, Algarve, Portugal

View on Idealista.pt
Idealista.pt
Faro / Eastern Algarve

T3 flat in São Luís, Faro

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

Grade B+ investment — short-term rental yields 10.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score74
GradeB+
Brixfox Intelligence
74B+Strong
Score Breakdown
ROI & Yield81%
Capital Growth78%
Risk Profile75%
Market Demand74%

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
+13.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$52K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.0%
$2,481/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
10.0 yr
Rental only

Property details

Energy: D
Condition: excellent

Description

Renovated 2-Bedroom Apartment in the Heart of Faro - Comfort and Convenience at Your Doorstep Originally a 3-bedroom apartment, this spacious property has been thoughtfully renovated and converted into a comfortable 2-bedroom home, designed with functionality and comfort in mind. Located on the 3rd floor (no elevator)

Income Breakdown

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Nightly Rate (ADR)
$313/night
50% ($144)Brixfox estimate($313/night)200% ($576)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$29,772
Airbnb data$313/night · 51% occupancy
Rental income
$313/night · 51% occ.
$58,260
Running costs (20%)
Utilities, cleaning, maintenance
-$11,652
Income tax (10%)
Indonesian rental income tax
-$16,313
Property tax
Annual property tax
-$523
Net income
10.0% ROI
$29,772

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$298,913
IMT (transfer tax, investment schedule)$11,138
Imposto de Selo (stamp duty)$2,391
Notary & registration$1,359
Legal / due diligence$4,484
Total acquisition costs$19,372
RenovationMove-in ready
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$351,111

Gross yield (asking)

19.5%

True gross yield (all-in)

16.6%

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.

$2.5M$1.9M$1.3M$631K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $275K
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 9: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$335K
+22%
Rental Income
+$145K
Total Position
$480K
+75%
11.8%/yr
Year 10
Capital Value
$407K
+48%
Rental Income
+$314K
Total Position
$721K
+162%
10.1%/yr
Year 20
Capital Value
$603K
+119%
Rental Income
+$736K
Total Position
$1.3M
+387%
8.2%/yr
Year 30
Capital Value
$892K
+224%
Rental Income
+$1.3M
Total Position
$2.2M
+698%
7.2%/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
Strong
10.0% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Strong
$288 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 10.0% — outperforms most villas in this market
Premium nightly rate of $288 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 51% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

31% occ.
8.1%
$2,022/mo
41% occ.
10.8%
$2,689/mo
51% occ.
13.5%
$3,355/mo
current
61% occ.
16.1%
$4,021/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.