T4 flat in Rua Joaquim Domingos Pereira, Arneiro - Braciais - Patacão, Faro
T4 flat in Rua Joaquim Domingos Pereira, Arneiro - Braciais - Patacão, Faro — image 2T4 flat in Rua Joaquim Domingos Pereira, Arneiro - Braciais - Patacão, Faro — image 3T4 flat in Rua Joaquim Domingos Pereira, Arneiro - Braciais - Patacão, Faro — image 4T4 flat in Rua Joaquim Domingos Pereira, Arneiro - Braciais - Patacão, Faro — image 5
Grade B+apartmentbudget

T4 flat in Rua Joaquim Domingos Pereira, Arneiro - Braciais - Patacão, Faro

Faro · Eastern Algarve ·

€385,000

Asking Price (EUR)

11.9%

True Net Yield (Owner, all-in)

8.2%

True Net Yield (Managed, all-in)

18.3%

True Gross Yield

58%

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: €88,455/yr
Average Daily Rate: €417
-48.0% vs area baselineImage quality 4/10 (-9%), Dated style (-15%), No pool (-12%), Budget finish (-12%)
Payback Period: 5.3 years
5-yr Capital Value: €505,884
10-yr Capital Value: €615,486
Brixfox Score: 69.7 / 100
Comparable Properties: 7
Data Confidence: 60%
Search Radius: 6 km

True Investment Cost

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

€483,485

+25.6% over asking

Asking price€385,000
IMT — Property transfer tax (investment schedule)€18,630
IS — Stamp duty (0.8%)€3,080
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,775
Total acquisition costs€28,735
Renovation (est. €350/m² × 132 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€46,200
(€33,000–€59,400)
Furnishing & STR launch (4bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€23,550
All-in investment (incl. renovation & furnishing)€483,485

Gross yield (asking price)

23.0%

True gross yield (all-in)

18.3%

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: 4
Bathrooms: 2
Building: 132 m²
Style: dated
Condition: fair
Year Built: 1990
Energy Certificate: D

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
4.64
Rental Demand
5.81
Payback Speed
5
STR Suitability
3

Description

Condo/Apartment T4 for sale.

Location

📍 37.0488°N, 7.9528°W

· Faro, Algarve, Portugal

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

T4 flat in Rua Joaquim Domingos Pereira, Arneiro - Braciais - Patacão, Faro

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

Grade B+ investment — short-term rental yields 16.0% 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
+19.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$72K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
16.0%
$5,582/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
6.2 yr
Rental only

Property details

Year built: 1990
Energy: D
Condition: fair

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$614/night
50% ($282)Brixfox estimate($614/night)200% ($1129)
Occupancy
58%
10%Brixfox estimate(58%)100%

Short-Term Rental

Yearly income
$66,989
Airbnb data$614/night · 58% occupancy
Rental income
$614/night · 58% occ.
$130,233
Running costs (20%)
Utilities, cleaning, maintenance
-$26,047
Income tax (10%)
Indonesian rental income tax
-$36,465
Property tax
Annual property tax
-$732
Net income
16.0% ROI
$66,989

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$418,478
IMT (transfer tax, investment schedule)$20,250
Imposto de Selo (stamp duty)$3,348
Notary & registration$1,359
Legal / due diligence$6,277
Total acquisition costs$31,234
Renovation (~$380/m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		$50,217
($35,870–$64,565)
Furnishing & STR launch
4bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$25,598
All-in investment$525,527

Gross yield (asking)

31.1%

True gross yield (all-in)

24.8%

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.

$4.8M$3.6M$2.4M$1.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $385K
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
$468K
+22%
Rental Income
+$327K
Total Position
$796K
+107%
15.6%/yr
Year 10
Capital Value
$570K
+48%
Rental Income
+$707K
Total Position
$1.3M
+232%
12.7%/yr
Year 20
Capital Value
$844K
+119%
Rental Income
+$1.7M
Total Position
$2.5M
+549%
9.8%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$2.9M
Total Position
$4.2M
+986%
8.3%/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
Strong
16.0% annual return
Occupancy
Average
58% average occupancy
Nightly Rate
Strong
$565 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 16.0% — outperforms most villas in this market
Premium nightly rate of $565 — 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 58% — 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

38% occ.
14.1%
$4,923/mo
48% occ.
17.9%
$6,229/mo
58% occ.
21.6%
$7,536/mo
current
68% occ.
25.4%
$8,842/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.