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Detached house, N125, Arneiro - Braciais - Patacão, Faro
Detached house, N125, Arneiro - Braciais - Patacão, Faro — image 2Detached house, N125, Arneiro - Braciais - Patacão, Faro — image 3Detached house, N125, Arneiro - Braciais - Patacão, Faro — image 4Detached house, N125, Arneiro - Braciais - Patacão, Faro — image 5
Grade C+villabudget

Detached house, N125, Arneiro - Braciais - Patacão, Faro

Faro · Eastern Algarve ·

€420,000

Asking Price (EUR)

2.1%

True Net Yield (Owner, all-in)

1.1%

True Net Yield (Managed, all-in)

3.4%

True Gross Yield

32%

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: €22,319/yr
Average Daily Rate: €192
-51.0% vs area baselineImage quality 3/10 (-12%), Dated style (-15%), No pool (-12%), Budget finish (-12%)
Payback Period: 76.3 years
5-yr Capital Value: €486,895
10-yr Capital Value: €564,445
Brixfox Score: 48.2 / 100
Comparable Properties: 6
Data Confidence: 58%
Search Radius: 6 km

True Investment Cost

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

€649,790

+54.7% over asking

Asking price€420,000
IMT — Property transfer tax (investment schedule)€21,430
IS — Stamp duty (0.8%)€3,360
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,300
Total acquisition costs€32,340
Renovation (est. €900/m² × 191 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€171,900
(€133,700–€210,100)
Furnishing & STR launch (4bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€25,550
All-in investment (incl. renovation & furnishing)€649,790

Gross yield (asking price)

5.3%

True gross yield (all-in)

3.4%

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: 4
Building: 191 m²
Land: 834 m²
Style: dated
Condition: needs-renovation
Energy Certificate: Exempt

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
5.24
Visual Appeal
3
Ownership Security
13
Location
7.8
Land & Space
12
Rental Demand
3.18
Payback Speed
0
STR Suitability
4

Description

UNIQUE OPPORTUNITY IN PATACÃO - FARO With a generous plot of 834m², this property consists of four small houses Are you looking for a promising investment in the Algarve? This is the ideal opportunity! We present an old house located in the heart of Patacão, just a few minutes from the center of Faro, the Airport an

Location

📍 37.0504°N, 7.9529°W

· Faro, Algarve, Portugal

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

Detached house, N125, Arneiro - Braciais - Patacão, Faro

Faro · Eastern Algarve · Ref BF-11484 Source verified · Idealista.pt · listed 2 Jun 2026
Asking price · Freehold
$456,522
Ownership
Freehold
Bedrooms
4
Bathrooms
4
Built area
191 m²
Land
834 m²
True net yield
1.3%
≈ $1,450/mo net after costs & tax
5-yr total return (net + appreciation)
7.1% / yr avg
Payback in ~76 yrs from rent
Brixfox Score 48 · 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

Energy: Exempt
Condition: needs-renovation

Description

UNIQUE OPPORTUNITY IN PATACÃO - FARO With a generous plot of 834m², this property consists of four small houses Are you looking for a promising investment in the Algarve? This is the ideal opportunity! We present an old house located in the heart of Patacão, just a few minutes from the center of Faro, the Airport an

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)
$271/night
50% ($124)Brixfox estimate($271/night)200% ($498)
Occupancy
32%
10%Brixfox estimate(32%)100%

Short-Term Rental

Indicative
Yearly income
$15,118
Likely range $9,071 – $21,165
Airbnb data$271/night · 32% occupancy
Rental income
$271/night · 32% occ.
$29,073
Running costs (20%)
Utilities, cleaning, maintenance
-$5,815
Income tax (10%)
Indonesian rental income tax
-$8,140
Property tax
Annual property tax
-$0
Net income
3.3% ROI
$15,118

Investment Returns

After-tax net yield · all-in cost basis

Approx. location

Net Yield · Fully-Managed · After Tax

1.3%

on all-in cost of $529,376

Scenario
Pre-tax
After-tax
Owner-managed
3.3%
2.8%
Fully-managed
1.8%
1.3%
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

5.5%

Annual Revenue

$29,073

Income Tax / yr

$2,543

Payback

76 yrs

True All-In Cost
Asking price$456,522
IMT — transfer tax (non-resident 7.5%)$34,239
Stamp duty (0.8%)$3,652
Notary + registry$2,174
Legal$5,615
Furnishing + STR launch$27,174
All-in cost$529,376

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Faro.

$2.3M$1.7M$1.2M$582K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $420K
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 22: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$511K
+22%
Rental Income
+$74K
Total Position
$585K
+39%
6.8%/yr
Year 10
Capital Value
$622K
+48%
Rental Income
+$159K
Total Position
$781K
+86%
6.4%/yr
Year 20
Capital Value
$920K
+119%
Rental Income
+$374K
Total Position
$1.3M
+208%
5.8%/yr
Year 30
Capital Value
$1.4M
+224%
Rental Income
+$662K
Total Position
$2.0M
+382%
5.4%/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
3.3% annual return
Occupancy
Weak
32% average occupancy
Nightly Rate
Strong
$249 per night
Visual Appeal
Weak
1/10 instagrammability
Size & Space
Strong
834 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $249 — positioned in the top tier
Generous 834 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 3.3% 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.
4.5%
$1,728/mo
40% occ.
6.1%
$2,304/mo
32% occ.
4.8%
$1,832/mo
current
42% occ.
6.3%
$2,408/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.