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Detached house in N125, 2, Areal Gordo - Rio Seco - Ilha da Culatra, Faro
Detached house in N125, 2, Areal Gordo - Rio Seco - Ilha da Culatra, Faro — image 2Detached house in N125, 2, Areal Gordo - Rio Seco - Ilha da Culatra, Faro — image 3Detached house in N125, 2, Areal Gordo - Rio Seco - Ilha da Culatra, Faro — image 4Detached house in N125, 2, Areal Gordo - Rio Seco - Ilha da Culatra, Faro — image 5
Grade C+villabudget

Detached house in N125, 2, Areal Gordo - Rio Seco - Ilha da Culatra, Faro

Faro · Eastern Algarve ·

€320,000

Asking Price (EUR)

2.0%

True Net Yield (Owner, all-in)

1.1%

True Net Yield (Managed, all-in)

3.2%

True Gross Yield

45%

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: €21,548/yr
Average Daily Rate: €132
-54.0% vs area baselineImage quality 2/10 (-15%), Dated style (-15%), No pool (-12%), Budget finish (-12%)
Payback Period: 57.8 years
5-yr Capital Value: €370,968
10-yr Capital Value: €430,053
Brixfox Score: 50.4 / 100
Comparable Properties: 27
Data Confidence: 75%
Search Radius: 6 km

True Investment Cost

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

€663,940

+107.5% over asking

Asking price€320,000
IMT — Property transfer tax (investment schedule)€13,430
IS — Stamp duty (0.8%)€2,560
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,800
Total acquisition costs€22,040
Renovation (est. €900/m² × 333 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€299,700
(€233,100–€366,300)
Furnishing & STR launch (3bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€22,200
All-in investment (incl. renovation & furnishing)€663,940

Gross yield (asking price)

6.7%

True gross yield (all-in)

3.2%

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: 1
Building: 333 m²
Land: 19147 m²
Style: dated
Condition: needs-renovation
Year Built: 1951
Energy Certificate: Exempt

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
6.92
Visual Appeal
2.2
Ownership Security
13
Location
7.8
Land & Space
12
Rental Demand
4.47
Payback Speed
0
STR Suitability
4

Description

This magnificent property, located at the entrance to the city of Faro, consists of a flat plot of 19,147m2 and a villa to rehabilitate, it has great potential for development, whether for residential, agricultural or tourist purposes. The location is privileged, it is 2 minutes from the city center of Faro as well as

Location

📍 37.0592°N, 7.9639°W

· Faro, Algarve, Portugal

Listed via Idealista.pt
3-bedroom freehold villa in Faro — photo 1 of 5
Idealista.pt
3-bedroom freehold villa in Faro — photo 2 of 5
3-bedroom freehold villa in Faro — photo 3 of 5
3-bedroom freehold villa in Faro — photo 4 of 5
3-bedroom freehold villa in Faro — photo 5 of 5

Detached house in N125, 2, Areal Gordo - Rio Seco - Ilha da Culatra, Faro

Faro · Eastern Algarve · Ref BF-11364 Source verified · Idealista.pt · listed 3 Jun 2026
Asking price · Freehold
$347,826
Ownership
Freehold
Bedrooms
3
Bathrooms
1
Built area
333 m²
Land
19147 m²
True net yield
1.7%
≈ $1,438/mo net after costs & tax
5-yr total return (net + appreciation)
7.9% / yr avg
Payback in ~58 yrs from rent
Brixfox Score 50 · 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

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Property details

Year built: 1951
Energy: Exempt
Condition: needs-renovation

Description

This magnificent property, located at the entrance to the city of Faro, consists of a flat plot of 19,147m2 and a villa to rehabilitate, it has great potential for development, whether for residential, agricultural or tourist purposes. The location is privileged, it is 2 minutes from the city center of Faro as well as

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)
$186/night
50% ($85)Brixfox estimate($186/night)200% ($342)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Indicative
Yearly income
$14,594
Likely range $8,757 – $20,432
Airbnb data$186/night · 45% occupancy
Rental income
$186/night · 45% occ.
$28,065
Running costs (20%)
Utilities, cleaning, maintenance
-$5,613
Income tax (10%)
Indonesian rental income tax
-$7,858
Property tax
Annual property tax
-$0
Net income
4.2% ROI
$14,594

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

1.7%

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

Scenario
Pre-tax
After-tax
Owner-managed
4.2%
3.6%
Fully-managed
2.3%
1.7%
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

6.8%

Annual Revenue

$28,065

Income Tax / yr

$2,455

Payback

58 yrs

True All-In Cost
Asking price$347,826
IMT — transfer tax (non-resident 7.5%)$26,087
Stamp duty (0.8%)$2,783
Notary + registry$2,174
Legal$4,278
Furnishing + STR launch$27,174
All-in cost$410,322

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Faro.

$1.9M$1.4M$964K$482K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $320K
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 19: 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
$389K
+22%
Rental Income
+$71K
Total Position
$461K
+44%
7.6%/yr
Year 10
Capital Value
$474K
+48%
Rental Income
+$154K
Total Position
$628K
+96%
7.0%/yr
Year 20
Capital Value
$701K
+119%
Rental Income
+$361K
Total Position
$1.1M
+232%
6.2%/yr
Year 30
Capital Value
$1.0M
+224%
Rental Income
+$639K
Total Position
$1.7M
+424%
5.7%/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
Average
4.2% annual return
Occupancy
Weak
45% average occupancy
Nightly Rate
Good
$171 per night
Visual Appeal
Weak
1/10 instagrammability
Size & Space
Strong
19147 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Generous 19147 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.2% 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.
4.1%
$1,187/mo
40% occ.
5.5%
$1,583/mo
45% occ.
6.1%
$1,768/mo
current
55% occ.
7.5%
$2,164/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.