T2 flat in Penha - Vale da Amoreira, Faro
T2 flat in Penha - Vale da Amoreira, Faro — image 2T2 flat in Penha - Vale da Amoreira, Faro — image 3T2 flat in Penha - Vale da Amoreira, Faro — image 4T2 flat in Penha - Vale da Amoreira, Faro — image 5
Grade Bapartmentbudget

T2 flat in Penha - Vale da Amoreira, Faro

Faro · Eastern Algarve ·

€310,000

Asking Price (EUR)

3.0%

True Net Yield (Owner, all-in)

2.1%

True Net Yield (Managed, all-in)

4.6%

True Gross Yield

48%

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: €17,633/yr
Average Daily Rate: €101
-45.0% vs area baselineImage quality 5/10 (-6%), Dated style (-15%), No pool (-12%), Budget finish (-12%)
Payback Period: 21.8 years
5-yr Capital Value: €407,335
10-yr Capital Value: €495,586
Brixfox Score: 55.1 / 100
Comparable Properties: 76
Data Confidence: 94%
Search Radius: 2 km

True Investment Cost

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

€380,477

+22.7% over asking

Asking price€310,000
IMT — Property transfer tax (investment schedule)€12,697
IS — Stamp duty (0.8%)€2,480
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,650
Total acquisition costs€21,077
Renovation (est. €350/m² × 93 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€32,550
(€23,250–€41,850)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€16,850
All-in investment (incl. renovation & furnishing)€380,477

Gross yield (asking price)

5.7%

True gross yield (all-in)

4.6%

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: 2
Bathrooms: 1
Building: 93 m²
Style: dated
Condition: fair
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
14.84
Visual Appeal
6.8
Ownership Security
13
Location
7.8
Land & Space
3.86
Rental Demand
4.8
Payback Speed
1
STR Suitability
3

Description

T2 Apartment Converted into T3 in Faro - 93.3 m²This cozy T2 apartment, with 93.3 m² of private gross area, is located on a quiet small square, offering comfort and convenience just minutes from the center of Faro. The property consists of: - Spacious and bright living room, with space for both living and dining areas

Location

📍 37.0265°N, 7.9276°W

· Faro, Algarve, Portugal

View on SIM Invest →Also on Idealista.pt
Idealista.pt
Faro / Eastern Algarve

T2 flat in Penha - Vale da Amoreira, Faro

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

Grade B investment — short-term rental yields 3.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score55
GradeB
Brixfox Intelligence
55BStrong
Score Breakdown
ROI & Yield61%
Capital Growth58%
Risk Profile57%
Market Demand55%

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
+7.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$58K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.8%
$1,063/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
26.4 yr
Rental only

Property details

Energy: D
Condition: fair

Description

T2 Apartment Converted into T3 in Faro - 93.3 m²This cozy T2 apartment, with 93.3 m² of private gross area, is located on a quiet small square, offering comfort and convenience just minutes from the center of Faro. The property consists of: - Spacious and bright living room, with space for both living and dining areas

Income Breakdown

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Nightly Rate (ADR)
$147/night
50% ($67)Brixfox estimate($147/night)200% ($270)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$12,758
Airbnb data$147/night · 48% occupancy
Rental income
$147/night · 48% occ.
$25,668
Running costs (20%)
Utilities, cleaning, maintenance
-$5,134
Income tax (10%)
Indonesian rental income tax
-$7,187
Property tax
Annual property tax
-$590
Net income
3.8% ROI
$12,758

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$336,957
IMT (transfer tax, investment schedule)$13,801
Imposto de Selo (stamp duty)$2,696
Notary & registration$1,359
Legal / due diligence$5,054
Total acquisition costs$22,910
Renovation (~$380/m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		$35,380
($25,272–$45,489)
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$18,315
All-in investment$413,562

Gross yield (asking)

7.6%

True gross yield (all-in)

6.2%

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.

$1.8M$1.3M$899K$450K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $310K
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 20: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$377K
+22%
Rental Income
+$62K
Total Position
$439K
+42%
7.2%/yr
Year 10
Capital Value
$459K
+48%
Rental Income
+$135K
Total Position
$593K
+91%
6.7%/yr
Year 20
Capital Value
$679K
+119%
Rental Income
+$315K
Total Position
$995K
+221%
6.0%/yr
Year 30
Capital Value
$1.0M
+224%
Rental Income
+$558K
Total Position
$1.6M
+404%
5.5%/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
Average
3.8% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Good
$135 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.8% is near 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.
3.2%
$887/mo
40% occ.
4.3%
$1,199/mo
48% occ.
5.2%
$1,448/mo
current
58% occ.
6.3%
$1,760/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.