T2 flat in Largo do Carmo, 71, Centro, Faro
Grade Bapartmentmid-range

T2 flat in Largo do Carmo, 71, Centro, Faro

Faro · Eastern Algarve ·

€640,000

Asking Price (EUR)

3.0%

True Net Yield (Owner, all-in)

2.1%

True Net Yield (Managed, all-in)

4.6%

True Gross Yield

54%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 months ago and is currently at 17% 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: €33,065/yr
Average Daily Rate: €166
Payback Period: 24.1 years
5-yr Capital Value: €840,950
10-yr Capital Value: €1.0M
Brixfox Score: 58.5 / 100
Comparable Properties: 63
Data Confidence: 99%
Search Radius: 2 km

True Investment Cost

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

€719,220

+12.4% over asking

Asking price€640,000
IMT — Property transfer tax (investment schedule)€38,400
IS — Stamp duty (0.8%)€5,120
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€9,600
Total acquisition costs€54,370
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€24,850
All-in investment (incl. renovation & furnishing)€719,220

Gross yield (asking price)

5.2%

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
Building: 106 m²
Style: contemporary
Condition: excellent
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

minimalist pendant lightsbalcony with city view

Score Breakdown

ROI
14.16
Visual Appeal
10
Ownership Security
13
Location
7.8
Land & Space
4.12
Rental Demand
5.44
Payback Speed
1
STR Suitability
3

Description

Looking for a cozy and well-located apartment in the heart of Faro? This 2-bedroom apartment in a new development, fully equipped and furnished with excellent finishes, is perfect for a long-term stay. The apartment is very bright. Composed of two en-suite bedrooms, living room, fully equipped kitchen, entrance hall

Location

📍 37.0194°N, 7.9322°W

· Faro, Algarve, Portugal

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

T2 flat in Largo do Carmo, 71, Centro, Faro

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

Grade B investment — short-term rental yields 3.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score59
GradeB
Brixfox Intelligence
59BStrong
Score Breakdown
ROI & Yield65%
Capital Growth62%
Risk Profile61%
Market Demand59%

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
+7.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$120K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.4%
$1,974/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
29.4 yr
Rental only

Property details

Condition: excellent

Description

Looking for a cozy and well-located apartment in the heart of Faro? This 2-bedroom apartment in a new development, fully equipped and furnished with excellent finishes, is perfect for a long-term stay. The apartment is very bright. Composed of two en-suite bedrooms, living room, fully equipped kitchen, entrance hall

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$241/night
50% ($111)Brixfox estimate($241/night)200% ($444)
Occupancy
54%
10%Brixfox estimate(54%)100%

Short-Term Rental

Yearly income
$23,688
Airbnb data$241/night · 54% occupancy
Rental income
$241/night · 54% occ.
$47,895
Running costs (20%)
Utilities, cleaning, maintenance
-$9,579
Income tax (10%)
Indonesian rental income tax
-$13,410
Property tax
Annual property tax
-$1,217
Net income
3.4% ROI
$23,688

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$695,652
IMT (transfer tax, investment schedule)$41,739
Imposto de Selo (stamp duty)$5,565
Notary & registration$1,359
Legal / due diligence$10,435
Total acquisition costs$59,098
RenovationMove-in ready
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$781,761

Gross yield (asking)

6.9%

True gross yield (all-in)

6.1%

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.

$3.6M$2.7M$1.8M$895K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $640K
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 22: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$779K
+22%
Rental Income
+$116K
Total Position
$894K
+40%
6.9%/yr
Year 10
Capital Value
$947K
+48%
Rental Income
+$250K
Total Position
$1.2M
+87%
6.5%/yr
Year 20
Capital Value
$1.4M
+119%
Rental Income
+$586K
Total Position
$2.0M
+211%
5.8%/yr
Year 30
Capital Value
$2.1M
+224%
Rental Income
+$1.0M
Total Position
$3.1M
+386%
5.4%/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
3.4% annual return
Occupancy
Average
54% average occupancy
Nightly Rate
Strong
$222 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

Premium nightly rate of $222 — 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 3.4% 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

34% occ.
2.9%
$1,666/mo
44% occ.
3.8%
$2,179/mo
54% occ.
4.6%
$2,692/mo
current
64% occ.
5.5%
$3,206/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.