Estate in Alto de Santo António - Bom João - João de Deus, Faro
Estate in Alto de Santo António - Bom João - João de Deus, Faro — image 2Estate in Alto de Santo António - Bom João - João de Deus, Faro — image 3Estate in Alto de Santo António - Bom João - João de Deus, Faro — image 4Estate in Alto de Santo António - Bom João - João de Deus, Faro — image 5
Grade B+villabudget

Estate in Alto de Santo António - Bom João - João de Deus, Faro

Faro · Eastern Algarve ·

€950,000

Asking Price (EUR)

Limited comps — indicative only

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

4.0%

True Net Yield (Owner, all-in)

2.8%

True Net Yield (Managed, all-in)

6.2%

True Gross Yield

48%

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: €103,025/yr
Average Daily Rate: €588
-21.0% vs area baselineImage quality 3/10 (-12%), Portuguese-traditional style (+5%), No pool (-12%), Has view (+10%), Budget finish (-12%)
Payback Period: 11.3 years
5-yr Capital Value: €1.2M
10-yr Capital Value: €1.5M
Brixfox Score: 69.6 / 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.

€1.7M

+74.4% over asking

Asking price€950,000
IMT — Property transfer tax (investment schedule)€57,000
IS — Stamp duty (0.8%)€7,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€14,250
Total acquisition costs€80,100
Renovation (est. €900/m² × 646 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€581,400
(€452,200–€710,600)
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)€1.7M

Gross yield (asking price)

10.8%

True gross yield (all-in)

6.2%

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: 646 m²
Land: 32680 m²
Style: portuguese-traditional
Condition: needs-renovation
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
21.38
Visual Appeal
3.6
Ownership Security
13
Location
7.8
Land & Space
12
Rental Demand
4.8
Payback Speed
4
STR Suitability
3

Description

Land with approved subdivision for 66 Magnificent property, consisting of a farmhouse on flat land covering 3 hectares, various urban buildings, unobstructed views, strategic location and all infrastructure, providing a perfect balance between the tranquility of the countryside and proximity to the urban center. It is

Location

📍 37.0174°N, 7.9145°W

· Faro, Algarve, Portugal

View on Janela Imobiliária →Also on Idealista.pt
Idealista.pt
Faro / Eastern Algarve

Estate in Alto de Santo António - Bom João - João de Deus, Faro

Inventory
10 Beds
Bathrooms
4 Baths
Built Area
646 m²
Land Plot
32680 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 7.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score70
GradeB+
Brixfox Intelligence
70B+Strong
Score Breakdown
ROI & Yield77%
Capital Growth74%
Risk Profile72%
Market Demand70%

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
+11.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$178K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.5%
$6,420/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
13.4 yr
Rental only

Property details

Energy: D
Condition: needs-renovation

Description

Land with approved subdivision for 66 Magnificent property, consisting of a farmhouse on flat land covering 3 hectares, various urban buildings, unobstructed views, strategic location and all infrastructure, providing a perfect balance between the tranquility of the countryside and proximity to the urban center. It is

Income Breakdown

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Nightly Rate (ADR)
$866/night
50% ($398)Brixfox estimate($866/night)200% ($1593)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$77,044
Airbnb data$866/night · 48% occupancy
Rental income
$866/night · 48% occ.
$151,637
Running costs (20%)
Utilities, cleaning, maintenance
-$30,327
Income tax (10%)
Indonesian rental income tax
-$42,458
Property tax
Annual property tax
-$1,807
Net income
7.5% ROI
$77,044

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$1,032,609
IMT (transfer tax, investment schedule)$61,957
Imposto de Selo (stamp duty)$8,261
Notary & registration$1,359
Legal / due diligence$15,489
Total acquisition costs$87,065
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$631,957
($491,522–$772,391)
Furnishing & STR launch
10bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$47,446
All-in investment$1,799,076

Gross yield (asking)

14.7%

True gross yield (all-in)

8.4%

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.

$7.4M$5.6M$3.7M$1.9M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $950K
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 12: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.2M
+22%
Rental Income
+$376K
Total Position
$1.5M
+61%
10.0%/yr
Year 10
Capital Value
$1.4M
+48%
Rental Income
+$813K
Total Position
$2.2M
+134%
8.9%/yr
Year 20
Capital Value
$2.1M
+119%
Rental Income
+$1.9M
Total Position
$4.0M
+320%
7.4%/yr
Year 30
Capital Value
$3.1M
+224%
Rental Income
+$3.4M
Total Position
$6.5M
+579%
6.6%/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
Good
7.5% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Strong
$796 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Strong
32680 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $796 — positioned in the top tier
Generous 32680 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 48% — 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.
6.3%
$5,378/mo
40% occ.
8.4%
$7,221/mo
48% occ.
10.1%
$8,696/mo
current
58% occ.
12.2%
$10,539/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.