Detached house, 125, 345, Areal Gordo - Rio Seco - Ilha da Culatra, Faro
Detached house, 125, 345, Areal Gordo - Rio Seco - Ilha da Culatra, Faro — image 2Detached house, 125, 345, Areal Gordo - Rio Seco - Ilha da Culatra, Faro — image 3Detached house, 125, 345, Areal Gordo - Rio Seco - Ilha da Culatra, Faro — image 4Detached house, 125, 345, Areal Gordo - Rio Seco - Ilha da Culatra, Faro — image 5
Grade Avillabudget

Detached house, 125, 345, Areal Gordo - Rio Seco - Ilha da Culatra, Faro

Faro · Eastern Algarve ·

€399,000

Asking Price (EUR)

Limited comps — indicative only

Revenue projections are based on limited comparable data (2 comps, 53% confidence).

9.0%

True Net Yield (Owner, all-in)

6.2%

True Net Yield (Managed, all-in)

13.8%

True Gross Yield

38%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.5 months ago and is currently at 13% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €104,003/yr
Average Daily Rate: €754
-28.0% vs area baselineImage quality 4/10 (-9%), Portuguese-traditional style (+5%), No pool (-12%), Budget finish (-12%)
Payback Period: 4.7 years
5-yr Capital Value: €524,280
10-yr Capital Value: €637,867
Brixfox Score: 75 / 100
Comparable Properties: 2
Data Confidence: 53%
Search Radius: 15 km

True Investment Cost

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

€753,827

+88.9% over asking

Asking price€399,000
IMT — Property transfer tax (investment schedule)€19,750
IS — Stamp duty (0.8%)€3,192
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,985
Total acquisition costs€30,177
Renovation (est. €900/m² × 310 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€279,000
(€217,000–€341,000)
Furnishing & STR launch (10bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€45,650
All-in investment (incl. renovation & furnishing)€753,827

Gross yield (asking price)

26.1%

True gross yield (all-in)

13.8%

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: 10
Bathrooms: 4
Building: 310 m²
Land: 4759 m²
Style: portuguese-traditional
Condition: needs-renovation
Year Built: NaN
Energy Certificate: E

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
25
Visual Appeal
5.4
Ownership Security
13
Location
7.8
Land & Space
12
Rental Demand
3.78
Payback Speed
5
STR Suitability
3

Description

This magnificent property, located at the entrance to the city of Faro, consists of a flat plot of 4759m2 and a property with 4 urban articles with a total implantation area of 310.42m2, the house needs to be rehabilitated, it has a great potential for development, whether for residential, agricultural, tourist and com

Location

📍 37.0269°N, 7.8989°W

· Faro, Algarve, Portugal

View on Century21 Realty Art →Also on Idealista.pt
Idealista.pt
Faro / Eastern Algarve

Detached house, 125, 345, Areal Gordo - Rio Seco - Ilha da Culatra, Faro

Inventory
10 Beds
Bathrooms
4 Baths
Built Area
310 m²
Land Plot
4759 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 18.2% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score75
GradeA
Brixfox Intelligence
75AExcellent
Score Breakdown
ROI & Yield83%
Capital Growth79%
Risk Profile76%
Market Demand75%

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
+21.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$75K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
18.2%
$6,569/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
5 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
5.5 yr
Rental only

Property details

Year built: NaN
Energy: E
Condition: needs-renovation

Description

This magnificent property, located at the entrance to the city of Faro, consists of a flat plot of 4759m2 and a property with 4 urban articles with a total implantation area of 310.42m2, the house needs to be rehabilitated, it has a great potential for development, whether for residential, agricultural, tourist and com

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$1,110/night
50% ($511)Brixfox estimate($1,110/night)200% ($2043)
Occupancy
38%
10%Brixfox estimate(38%)100%

Short-Term Rental

Yearly income
$78,834
Airbnb data$1,110/night · 38% occupancy
Rental income
$1,110/night · 38% occ.
$153,063
Running costs (20%)
Utilities, cleaning, maintenance
-$30,613
Income tax (10%)
Indonesian rental income tax
-$42,858
Property tax
Annual property tax
-$759
Net income
18.2% ROI
$78,834

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$433,696
IMT (transfer tax, investment schedule)$21,467
Imposto de Selo (stamp duty)$3,470
Notary & registration$1,359
Legal / due diligence$6,505
Total acquisition costs$32,801
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$303,261
($235,870–$370,652)
Furnishing & STR launch
10bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$47,446
All-in investment$817,203

Gross yield (asking)

35.3%

True gross yield (all-in)

18.7%

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.

$5.5M$4.1M$2.7M$1.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $399K
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 6: rental income alone has repaid the full purchase price.
2x return
Year 5: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$485K
+22%
Rental Income
+$385K
Total Position
$871K
+118%
16.9%/yr
Year 10
Capital Value
$591K
+48%
Rental Income
+$831K
Total Position
$1.4M
+256%
13.6%/yr
Year 20
Capital Value
$874K
+119%
Rental Income
+$1.9M
Total Position
$2.8M
+608%
10.3%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$3.5M
Total Position
$4.7M
+1089%
8.6%/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
18.2% annual return
Occupancy
Weak
38% average occupancy
Nightly Rate
Strong
$1021 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Strong
4759 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 18.2% — outperforms most villas in this market
Premium nightly rate of $1021 — positioned in the top tier
Generous 4759 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 38% — 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

30% occ.
19.4%
$7,029/mo
40% occ.
26.0%
$9,393/mo
38% occ.
24.5%
$8,865/mo
current
48% occ.
31.1%
$11,229/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.