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House in Ladeira, Santa Bárbara de Nexe
Grade C+villaluxury

House in Ladeira, Santa Bárbara de Nexe

Faro · Eastern Algarve ·

€2.9M

Asking Price (EUR)

1.1%

True Net Yield (Owner, all-in)

0.6%

True Net Yield (Managed, all-in)

2.0%

True Gross Yield

49%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.9 months ago and is currently at 24% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.77, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €63,306/yr
Average Daily Rate: €352
+26.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 173.2 years
5-yr Capital Value: €3.4M
10-yr Capital Value: €3.9M
Brixfox Score: 54.4 / 100
Comparable Properties: 21
Data Confidence: 98%
Search Radius: 2 km

True Investment Cost

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

€3.2M

+11.7% over asking

Asking price€2.9M
IMT — Property transfer tax (investment schedule)€217,500
IS — Stamp duty (0.8%)€23,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€43,500
Total acquisition costs€285,450
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€53,300
All-in investment (incl. renovation & furnishing)€3.2M

Gross yield (asking price)

2.2%

True gross yield (all-in)

2.0%

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
Building: 571 m²
Style: portuguese-traditional
Condition: excellent
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity-edge-poolpanoramic-sunset-viewslush-landscaping

Score Breakdown

ROI
2.32
Visual Appeal
15.8
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
4.92
Payback Speed
0
STR Suitability
4

Description

Positioned in an elevated and private setting near Santa Bárbara, this villa captures panoramic countryside views extending towards the coastline, creating a strong sense of privacy. The layout is arranged to maximise natural light, with main living and dining areas, complete with a wood burning fireplace, opening dire

Location

📍 37.0194°N, 7.9322°W

· Faro, Algarve, Portugal

Listed via Idealista.pt
3-bedroom freehold villa in Faro — photo 1 of 1
Idealista.pt

House in Ladeira, Santa Bárbara de Nexe

Faro · Eastern Algarve · Ref BF-11268 Source verified · Idealista.pt · listed 2 Jun 2026
Asking price · Freehold
$3,152,174
Ownership
Freehold
Bedrooms
3
Built area
571 m²
True net yield
0.6%
≈ $3,902/mo net after costs & tax
5-yr total return (net + appreciation)
5.1% / yr avg
Payback in ~173 yrs from rent
Brixfox Score 54 · C+

What nearby Airbnbs actually earn

Brixfox tracks the live availability calendars of Airbnb listings around this property. The rates and occupancy below are observed from real bookings — this is the data behind every yield figure on this page.

Location

Faro

Eastern Algarve, Approximate area

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Airbnb Comp Analysis

Finding Airbnb comps...

Property details

Condition: excellent

Description

Positioned in an elevated and private setting near Santa Bárbara, this villa captures panoramic countryside views extending towards the coastline, creating a strong sense of privacy. The layout is arranged to maximise natural light, with main living and dining areas, complete with a wood burning fireplace, opening dire

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)
$496/night
50% ($228)Brixfox estimate($496/night)200% ($912)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Indicative
Yearly income
$42,870
Likely range $25,722 – $60,018
Airbnb data$496/night · 49% occupancy
Rental income
$496/night · 49% occ.
$82,442
Running costs (20%)
Utilities, cleaning, maintenance
-$16,488
Income tax (10%)
Indonesian rental income tax
-$23,084
Property tax
Annual property tax
-$0
Net income
1.4% ROI
$42,870

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

0.6%

Based on area comps — this property's exact location is unconfirmed

Scenario
Pre-tax
After-tax
Owner-managed
1.4%
1.1%
Fully-managed
0.8%
0.6%
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

2.4%

Annual Revenue

$82,442

Income Tax / yr

$7,214

Payback

—

True All-In Cost
Asking price$3,152,174
IMT — transfer tax (non-resident 7.5%)$236,413
Stamp duty (0.8%)$25,217
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$3,456,522

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Faro.

$13.0M$9.7M$6.5M$3.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $2.9M
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.
2x return
Year 15: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$3.5M
+22%
Rental Income
+$209K
Total Position
$3.7M
+29%
5.2%/yr
Year 10
Capital Value
$4.3M
+48%
Rental Income
+$452K
Total Position
$4.7M
+64%
5.0%/yr
Year 20
Capital Value
$6.4M
+119%
Rental Income
+$1.1M
Total Position
$7.4M
+156%
4.8%/yr
Year 30
Capital Value
$9.4M
+224%
Rental Income
+$1.9M
Total Position
$11.3M
+289%
4.6%/yr
Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. A vetted local management partner is already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

Vetted by Brixfox 8+ yrs operating 110+ properties managed ~2h guest response

Atlantic Stays Management

Vetted

Alojamento Local management, Lisbon to the Algarve

22%
Management fee
of rental revenue — already in your Managed figures

End-to-end AL management for international owners. We handle the licence, the platforms and the guests so your second home pays for itself.

What the fee covers

  • Listing setup & optimisation (Airbnb, Booking.com, VRBO)
  • Dynamic pricing & revenue management
  • 24/7 multilingual guest communication
  • Guided check-in / check-out & key handling
  • Professional cleaning, laundry & restocking
  • Maintenance & repairs coordination
  • Monthly owner statements & payouts
  • Guest screening & damage protection
  • Alojamento Local (AL) licence handling & renewals
  • SEF/AIMA guest registration & tourist-tax filing
Visit Atlantic Stays Management

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Conversational analysis — questions about this listing, answered from real data.

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
1.4% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Strong
$456 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $456 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.4% is below 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.
1.2%
$3,167/mo
40% occ.
1.6%
$4,222/mo
49% occ.
2.0%
$5,194/mo
current
59% occ.
2.4%
$6,250/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. Market factors in Portugal may impact actual yields.