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+apartmentluxury

T3 flat in São Luís, Faro

Faro · Eastern Algarve ·

€615,000

Asking Price (EUR)

5.1%

True Net Yield (Owner, all-in)

3.5%

True Net Yield (Managed, all-in)

7.8%

True Gross Yield

52%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% 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: €55,675/yr
Average Daily Rate: €294
+21.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%), Has view (+10%), Luxury finish (+8%)
Payback Period: 13.6 years
5-yr Capital Value: €808,101
10-yr Capital Value: €983,178
Brixfox Score: 71.6 / 100
Comparable Properties: 23
Data Confidence: 97%
Search Radius: 2 km

True Investment Cost

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

€716,225

+16.5% over asking

Asking price€615,000
IMT — Property transfer tax (investment schedule)€37,030
IS — Stamp duty (0.8%)€4,920
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€9,225
Total acquisition costs€52,425
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€48,800
All-in investment (incl. renovation & furnishing)€716,225

Gross yield (asking price)

9.1%

True gross yield (all-in)

7.8%

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: 3
Bathrooms: 3
Building: 185 m²
Style: modern
Condition: new-build
Year Built: 2026
Energy Certificate: A+
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

curved balconiesintegrated planters with lush greeneryglass railings

Score Breakdown

ROI
19.07
Visual Appeal
14.8
Ownership Security
13
Location
7.8
Land & Space
5.7
Rental Demand
5.2
Payback Speed
3
STR Suitability
3

Description

T3 - 3rd floor, with 185m2 in the Veram Building - €615,000.00 Don't miss this opportunity, one of the last 3 T3 apartments available, the other 2 being duplexes. 3 bedrooms, 2 en-suite 1 bathroom Storage/laundry room of 2.40m2 Open space living room/kitchen All windows with continuous balcony 2 parking spaces Veram

Location

📍 37.0215°N, 7.9286°W

· Faro, Algarve, Portugal

View on RE/MAX Select →Also on Idealista.pt
Idealista.pt
Faro / Eastern Algarve

T3 flat in São Luís, Faro

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

Grade B+ investment — short-term rental yields 6.2% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score72
GradeB+
Brixfox Intelligence
72B+Strong
Score Breakdown
ROI & Yield79%
Capital Growth76%
Risk Profile73%
Market Demand72%

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
+9.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$115K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.2%
$3,436/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
16.2 yr
Rental only

Property details

Year built: 2026
Energy: A+
Condition: new-build

Description

T3 - 3rd floor, with 185m2 in the Veram Building - €615,000.00 Don't miss this opportunity, one of the last 3 T3 apartments available, the other 2 being duplexes. 3 bedrooms, 2 en-suite 1 bathroom Storage/laundry room of 2.40m2 Open space living room/kitchen All windows with continuous balcony 2 parking spaces Veram

Income Breakdown

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Nightly Rate (ADR)
$430/night
50% ($198)Brixfox estimate($430/night)200% ($791)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$41,229
Airbnb data$430/night · 52% occupancy
Rental income
$430/night · 52% occ.
$81,536
Running costs (20%)
Utilities, cleaning, maintenance
-$16,307
Income tax (10%)
Indonesian rental income tax
-$22,830
Property tax
Annual property tax
-$1,170
Net income
6.2% ROI
$41,229

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$668,478
IMT (transfer tax, investment schedule)$40,250
Imposto de Selo (stamp duty)$5,348
Notary & registration$1,359
Legal / due diligence$10,027
Total acquisition costs$56,984
RenovationMove-in ready
Furnishing & STR launch
3bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$53,043
All-in investment$778,505

Gross yield (asking)

12.2%

True gross yield (all-in)

10.5%

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.

$4.4M$3.3M$2.2M$1.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $615K
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 14: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$748K
+22%
Rental Income
+$201K
Total Position
$950K
+54%
9.1%/yr
Year 10
Capital Value
$910K
+48%
Rental Income
+$435K
Total Position
$1.3M
+119%
8.1%/yr
Year 20
Capital Value
$1.3M
+119%
Rental Income
+$1.0M
Total Position
$2.4M
+285%
7.0%/yr
Year 30
Capital Value
$2.0M
+224%
Rental Income
+$1.8M
Total Position
$3.8M
+518%
6.3%/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
Good
6.2% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Strong
$395 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 $395 — 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
Occupancy at 52% — 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

32% occ.
5.1%
$2,828/mo
42% occ.
6.7%
$3,744/mo
52% occ.
8.4%
$4,659/mo
current
62% occ.
10.0%
$5,574/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.