T3 flat in Rua Eng. Aboim Sande de Lemos, Centro, Faro
T3 flat in Rua Eng. Aboim Sande de Lemos, Centro, Faro — image 2T3 flat in Rua Eng. Aboim Sande de Lemos, Centro, Faro — image 3T3 flat in Rua Eng. Aboim Sande de Lemos, Centro, Faro — image 4T3 flat in Rua Eng. Aboim Sande de Lemos, Centro, Faro — image 5
Grade B+apartmentmid-range

T3 flat in Rua Eng. Aboim Sande de Lemos, Centro, Faro

Faro · Eastern Algarve ·

€345,000

Asking Price (EUR)

8.7%

True Net Yield (Owner, all-in)

6.1%

True Net Yield (Managed, all-in)

10.7%

True Gross Yield

52%

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: €43,283/yr
Average Daily Rate: €230
-7.0% vs area baselinePortuguese-traditional style (+5%), No pool (-12%)
Payback Period: 15.1 years
5-yr Capital Value: €399,950
10-yr Capital Value: €463,651
Brixfox Score: 71.6 / 100
Comparable Properties: 23
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.

€405,645

+17.6% over asking

Asking price€345,000
IMT — Property transfer tax (investment schedule)€15,430
IS — Stamp duty (0.8%)€2,760
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,175
Total acquisition costs€24,615
Renovation (est. €55/m² × 106 m²)
Light touch-ups — paint, fixtures, deep clean.		€5,830
(€3,180–€8,480)
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)€405,645

Gross yield (asking price)

12.6%

True gross yield (all-in)

10.7%

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: 3
Bathrooms: 2
Building: 106 m²
Style: portuguese-traditional
Condition: good
Year Built: 2004
Energy Certificate: E

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

balconies with wrought iron railingstraditional window shuttersarched entrance

Score Breakdown

ROI
22.26
Visual Appeal
11.2
Ownership Security
13
Location
7.8
Land & Space
4.12
Rental Demand
5.17
Payback Speed
4
STR Suitability
4

Description

Condo/Apartment T3 for sale.

Location

📍 37.0141°N, 7.9273°W

· Faro, Algarve, Portugal

View on RE/MAX Select →Also on Idealista.pt
T3 flat in Rua Eng. Aboim Sande de Lemos, Centro, Faro
Idealista.pt
Source verified

T3 flat in Rua Eng. Aboim Sande de Lemos, Centro, Faro

Faro · Eastern Algarve · Freehold · Ref BF-2864
Ownership
Freehold
Bedrooms
3
Bathrooms
2
Built area
106 m²
True net yield
6.6%
≈ $3,933/mo net after costs & tax
Brixfox Score 72 · B+

Property details

Year built: 2004
Energy: E
Condition: good

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)
$330/night
50% ($152)Brixfox estimate($330/night)200% ($608)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$29,979
Airbnb data$330/night · 52% occupancy
Rental income
$330/night · 52% occ.
$57,651
Running costs (20%)
Utilities, cleaning, maintenance
-$11,530
Income tax (10%)
Indonesian rental income tax
-$16,142
Property tax
Annual property tax
-$0
Net income
8.0% ROI
$29,979

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

Approx. location

Net Yield · Fully-Managed · After Tax

6.6%

on all-in cost of $421,608

Scenario
Pre-tax
After-tax
Owner-managed
11.2%
10.0%
Fully-managed
7.8%
6.6%
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

13.7%

Annual Revenue

$57,651

Income Tax / yr

$5,045

Payback

15 yrs

True All-In Cost
Asking price$375,000
IMT — transfer tax (non-resident 7.5%)$28,125
Stamp duty (0.8%)$3,000
Notary + registry$2,174
Legal$4,613
Furnishing + STR launch$8,696
All-in cost$421,608

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Faro.

$2.8M$2.1M$1.4M$699K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $345K
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 11: 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
$420K
+22%
Rental Income
+$146K
Total Position
$566K
+64%
10.4%/yr
Year 10
Capital Value
$511K
+48%
Rental Income
+$316K
Total Position
$827K
+140%
9.1%/yr
Year 20
Capital Value
$756K
+119%
Rental Income
+$741K
Total Position
$1.5M
+334%
7.6%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$1.3M
Total Position
$2.4M
+605%
6.7%/yr

Location

Faro

Eastern Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
8.0% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Strong
$304 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 $304 — 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 52% — 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

32% occ.
7.1%
$2,226/mo
42% occ.
9.4%
$2,929/mo
52% occ.
11.6%
$3,632/mo
current
62% occ.
13.9%
$4,335/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
$375,000
6.6%
Net yield
View original listing
Source verified · Idealista.pt · listed 2 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.