T3 flat in Alto de Santo António - Bom João - João de Deus, Faro
T3 flat in Alto de Santo António - Bom João - João de Deus, Faro — image 2T3 flat in Alto de Santo António - Bom João - João de Deus, Faro — image 3T3 flat in Alto de Santo António - Bom João - João de Deus, Faro — image 4T3 flat in Alto de Santo António - Bom João - João de Deus, Faro — image 5
Grade B+apartmentmid-range

T3 flat in Alto de Santo António - Bom João - João de Deus, Faro

Faro · Eastern Algarve ·

€432,000

Asking Price (EUR)

6.5%

True Net Yield (Owner, all-in)

4.5%

True Net Yield (Managed, all-in)

10.0%

True Gross Yield

51%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 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: €49,817/yr
Average Daily Rate: €268
+10.0% vs area baselineModern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 10.8 years
5-yr Capital Value: €567,642
10-yr Capital Value: €690,623
Brixfox Score: 69.5 / 100
Comparable Properties: 21
Data Confidence: 92%
Search Radius: 2 km

True Investment Cost

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

€495,776

+14.8% over asking

Asking price€432,000
IMT — Property transfer tax (investment schedule)€22,390
IS — Stamp duty (0.8%)€3,456
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,480
Total acquisition costs€33,576
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€30,200
All-in investment (incl. renovation & furnishing)€495,776

Gross yield (asking price)

11.5%

True gross yield (all-in)

10.0%

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: 2
Building: 122 m²
Style: contemporary
Condition: excellent
Year Built: 2003
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

glass balcony railingsliding glass doors

Score Breakdown

ROI
21.98
Visual Appeal
10.2
Ownership Security
13
Location
7.8
Land & Space
4.44
Rental Demand
5.09
Payback Speed
4
STR Suitability
3

Description

Fantastic 3-bedroom apartment with views of the Ria Formosa! Recently renovated, this apartment features a spacious living and dining room with access to a balcony facing east, offering beautiful views of the Ria Formosa. The kitchen is equipped with built-in appliances and has a modern and practical design. There i

Location

📍 37.0171°N, 7.9169°W

· Faro, Algarve, Portugal

View on Sortami - Mediação Imobiliária, Lda. →Also on Idealista.pt
Idealista.pt
Faro / Eastern Algarve

T3 flat in Alto de Santo António - Bom João - João de Deus, Faro

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

Grade B+ investment — short-term rental yields 7.8% 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
+11.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$81K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.8%
$3,052/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
12.8 yr
Rental only

Property details

Year built: 2003
Energy: C
Condition: excellent

Description

Fantastic 3-bedroom apartment with views of the Ria Formosa! Recently renovated, this apartment features a spacious living and dining room with access to a balcony facing east, offering beautiful views of the Ria Formosa. The kitchen is equipped with built-in appliances and has a modern and practical design. There i

Income Breakdown

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Customize your projections
Nightly Rate (ADR)
$387/night
50% ($178)Brixfox estimate($387/night)200% ($713)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$36,624
Airbnb data$387/night · 51% occupancy
Rental income
$387/night · 51% occ.
$72,012
Running costs (20%)
Utilities, cleaning, maintenance
-$14,402
Income tax (10%)
Indonesian rental income tax
-$20,163
Property tax
Annual property tax
-$822
Net income
7.8% ROI
$36,624

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$469,565
IMT (transfer tax, investment schedule)$24,337
Imposto de Selo (stamp duty)$3,757
Notary & registration$1,359
Legal / due diligence$7,043
Total acquisition costs$36,496
RenovationMove-in ready
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$538,887

Gross yield (asking)

15.3%

True gross yield (all-in)

13.4%

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.

$3.5M$2.6M$1.7M$864K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $432K
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
$526K
+22%
Rental Income
+$179K
Total Position
$704K
+63%
10.3%/yr
Year 10
Capital Value
$639K
+48%
Rental Income
+$386K
Total Position
$1.0M
+137%
9.0%/yr
Year 20
Capital Value
$947K
+119%
Rental Income
+$905K
Total Position
$1.9M
+329%
7.5%/yr
Year 30
Capital Value
$1.4M
+224%
Rental Income
+$1.6M
Total Position
$3.0M
+595%
6.7%/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
7.8% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Strong
$356 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $356 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 51% — 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

31% occ.
6.3%
$2,483/mo
41% occ.
8.5%
$3,307/mo
51% occ.
10.6%
$4,132/mo
current
61% occ.
12.7%
$4,957/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.