T2 flat in Alto Rodes, Faro
T2 flat in Alto Rodes, Faro — image 2T2 flat in Alto Rodes, Faro — image 3T2 flat in Alto Rodes, Faro — image 4T2 flat in Alto Rodes, Faro — image 5
Grade Bapartmentbudget

T2 flat in Alto Rodes, Faro

Faro · Eastern Algarve ·

€275,000

Asking Price (EUR)

3.7%

True Net Yield (Owner, all-in)

2.6%

True Net Yield (Managed, all-in)

5.7%

True Gross Yield

48%

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: €17,954/yr
Average Daily Rate: €102
-45.0% vs area baselineImage quality 5/10 (-6%), Dated style (-15%), No pool (-12%), Budget finish (-12%)
Payback Period: 19.1 years
5-yr Capital Value: €361,346
10-yr Capital Value: €439,633
Brixfox Score: 56.8 / 100
Comparable Properties: 76
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.

€314,072

+14.2% over asking

Asking price€275,000
IMT — Property transfer tax (investment schedule)€10,247
IS — Stamp duty (0.8%)€2,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,125
Total acquisition costs€17,822
Renovation (est. €55/m² × 80 m²)
Light touch-ups — paint, fixtures, deep clean.		€4,400
(€2,400–€6,400)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€16,850
All-in investment (incl. renovation & furnishing)€314,072

Gross yield (asking price)

6.5%

True gross yield (all-in)

5.7%

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
Bathrooms: 1
Building: 80 m²
Style: dated
Condition: good
Year Built: 1967
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
15.82
Visual Appeal
6.8
Ownership Security
13
Location
7.8
Land & Space
3.6
Rental Demand
4.82
Payback Speed
2
STR Suitability
3

Description

Three-bedroom apartment converted into a two-bedroom apartment for sale in Faro. With a total area of 80 m2, this former three-bedroom apartment was converted into a spacious two-bedroom apartment and was completely renovated in 2005, including plumbing and electrical installations. Air conditioning was also installed

Location

📍 37.0228°N, 7.9335°W

· Faro, Algarve, Portugal

View on IAD Portugal →Also on Idealista.pt
Idealista.pt
Faro / Eastern Algarve

T2 flat in Alto Rodes, Faro

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

Grade B investment — short-term rental yields 4.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score57
GradeB
Brixfox Intelligence
57BStrong
Score Breakdown
ROI & Yield63%
Capital Growth60%
Risk Profile59%
Market Demand57%

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
+8.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$52K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.3%
$1,081/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
23.0 yr
Rental only

Property details

Year built: 1967
Energy: D
Condition: good

Description

Three-bedroom apartment converted into a two-bedroom apartment for sale in Faro. With a total area of 80 m2, this former three-bedroom apartment was converted into a spacious two-bedroom apartment and was completely renovated in 2005, including plumbing and electrical installations. Air conditioning was also installed

Income Breakdown

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Nightly Rate (ADR)
$148/night
50% ($68)Brixfox estimate($148/night)200% ($272)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$12,977
Airbnb data$148/night · 48% occupancy
Rental income
$148/night · 48% occ.
$25,962
Running costs (20%)
Utilities, cleaning, maintenance
-$5,192
Income tax (10%)
Indonesian rental income tax
-$7,269
Property tax
Annual property tax
-$523
Net income
4.3% ROI
$12,977

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$298,913
IMT (transfer tax, investment schedule)$11,138
Imposto de Selo (stamp duty)$2,391
Notary & registration$1,359
Legal / due diligence$4,484
Total acquisition costs$19,372
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$4,783
($2,609–$6,957)
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$18,315
All-in investment$341,383

Gross yield (asking)

8.7%

True gross yield (all-in)

7.6%

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.

$1.7M$1.3M$839K$420K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $275K
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 18: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$335K
+22%
Rental Income
+$63K
Total Position
$398K
+45%
7.7%/yr
Year 10
Capital Value
$407K
+48%
Rental Income
+$137K
Total Position
$544K
+98%
7.1%/yr
Year 20
Capital Value
$603K
+119%
Rental Income
+$321K
Total Position
$923K
+236%
6.2%/yr
Year 30
Capital Value
$892K
+224%
Rental Income
+$568K
Total Position
$1.5M
+431%
5.7%/yr

Location

Faro

Eastern Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.3% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Good
$136 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.3% 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

30% occ.
3.6%
$899/mo
40% occ.
4.9%
$1,214/mo
48% occ.
5.9%
$1,471/mo
current
58% occ.
7.2%
$1,785/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.