T2 flat in Arneiro - Braciais - Patacão, Faro
T2 flat in Arneiro - Braciais - Patacão, Faro — image 2T2 flat in Arneiro - Braciais - Patacão, Faro — image 3T2 flat in Arneiro - Braciais - Patacão, Faro — image 4T2 flat in Arneiro - Braciais - Patacão, Faro — image 5
Grade C+apartmentmid-range

T2 flat in Arneiro - Braciais - Patacão, Faro

Faro · Eastern Algarve ·

€365,000

Asking Price (EUR)

4.4%

True Net Yield (Owner, all-in)

2.8%

True Net Yield (Managed, all-in)

5.9%

True Gross Yield

33%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.2 months ago and is currently at 19% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.76, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €24,685/yr
Average Daily Rate: €204
+10.0% vs area baselineModern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 34.6 years
5-yr Capital Value: €423,135
10-yr Capital Value: €490,529
Brixfox Score: 54.9 / 100
Comparable Properties: 14
Data Confidence: 68%
Search Radius: 6 km

True Investment Cost

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

€416,525

+14.1% over asking

Asking price€365,000
IMT — Property transfer tax (investment schedule)€17,030
IS — Stamp duty (0.8%)€2,920
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,475
Total acquisition costs€26,675
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€24,850
All-in investment (incl. renovation & furnishing)€416,525

Gross yield (asking price)

6.8%

True gross yield (all-in)

5.9%

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: 2
Building: 75 m²
Style: contemporary
Condition: excellent
Year Built: 2027
Energy Certificate: A
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large sliding glass door to outdoor spaceintegrated wall-mounted TV

Score Breakdown

ROI
11.12
Visual Appeal
11.2
Ownership Security
13
Location
7.8
Land & Space
3.5
Rental Demand
3.31
Payback Speed
1
STR Suitability
4

Description

Discover the perfect balance between comfort, modernity, and quality of life in this elegant 2-bedroom apartment, located in an excellent development in the Patacão area of Faro. Located in a rapidly growing and appreciating area, Patacão offers a tranquil and residential environment while maintaining excellent proxim

Location

📍 37.0723°N, 7.9572°W

· Faro, Algarve, Portugal

View on Casas do Sotavento →Also on Idealista.pt
T2 flat in Arneiro - Braciais - Patacão, Faro
Idealista.pt
Source verified

T2 flat in Arneiro - Braciais - Patacão, Faro

Faro · Eastern Algarve · Freehold · Ref BF-2373
Ownership
Freehold
Bedrooms
2
Bathrooms
2
Built area
75 m²
True net yield
2.9%
≈ $2,041/mo net after costs & tax
Brixfox Score 55 · C+

Property details

Year built: 2027
Energy: A
Condition: excellent

Description

Discover the perfect balance between comfort, modernity, and quality of life in this elegant 2-bedroom apartment, located in an excellent development in the Patacão area of Faro. Located in a rapidly growing and appreciating area, Patacão offers a tranquil and residential environment while maintaining excellent proxim

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$294/night
50% ($135)Brixfox estimate($294/night)200% ($541)
Occupancy
33%
10%Brixfox estimate(33%)100%

Short-Term Rental

Yearly income
$17,098
Airbnb data$294/night · 33% occupancy
Rental income
$294/night · 33% occ.
$32,880
Running costs (20%)
Utilities, cleaning, maintenance
-$6,576
Income tax (10%)
Indonesian rental income tax
-$9,207
Property tax
Annual property tax
-$0
Net income
4.3% ROI
$17,098

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

Airbnb Comp Analysis

No nearby Airbnb listings found

Investment Returns

After-tax net yield · all-in cost basis

Exact location

Net Yield · Fully-Managed · After Tax

2.9%

on all-in cost of $445,418

Scenario
Pre-tax
After-tax
Owner-managed
5.5%
4.8%
Fully-managed
3.5%
2.9%
After-tax nets ~28% non-resident IRS on AL income (simplified regime). Yields are on the all-in acquisition cost, not the asking price.

Gross Yield

7.4%

Annual Revenue

$32,880

Income Tax / yr

$2,877

Payback

35 yrs

True All-In Cost
Asking price$396,739
IMT — transfer tax (non-resident 7.5%)$29,755
Stamp duty (0.8%)$3,174
Notary + registry$2,174
Legal$4,880
Furnishing + STR launch$8,696
All-in cost$445,418

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Faro.

$2.2M$1.7M$1.1M$556K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $365K
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
$444K
+22%
Rental Income
+$84K
Total Position
$528K
+45%
7.6%/yr
Year 10
Capital Value
$540K
+48%
Rental Income
+$180K
Total Position
$721K
+97%
7.0%/yr
Year 20
Capital Value
$800K
+119%
Rental Income
+$423K
Total Position
$1.2M
+235%
6.2%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$748K
Total Position
$1.9M
+429%
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
Weak
33% average occupancy
Nightly Rate
Strong
$270 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 $270 — positioned in the top tier
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.
5.7%
$1,877/mo
40% occ.
7.6%
$2,503/mo
33% occ.
6.3%
$2,071/mo
current
43% occ.
8.2%
$2,697/mo

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Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Market factors in Portugal may impact actual yields.

Asking price · Freehold
$396,739
2.9%
Net yield
View original listing
Source verified · Idealista.pt · listed 2 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.