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Detached house in Estrada Municipal, Porches
Detached house in Estrada Municipal, Porches — image 2Detached house in Estrada Municipal, Porches — image 3Detached house in Estrada Municipal, Porches — image 4Detached house in Estrada Municipal, Porches — image 5
Grade Bvillaluxury

Detached house in Estrada Municipal, Porches

Lagoa/Carvoeiro · Central Algarve ·

€4.9M

Asking Price (EUR)

1.8%

True Net Yield (Owner, all-in)

1.2%

True Net Yield (Managed, all-in)

2.6%

True Gross Yield

43%

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: €143,846/yr
Average Daily Rate: €915
+33.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 85.9 years
5-yr Capital Value: €5.7M
10-yr Capital Value: €6.6M
Brixfox Score: 61.1 / 100
Comparable Properties: 5
Data Confidence: 56%
Search Radius: 6 km

True Investment Cost

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

€5.5M

+11.3% over asking

Asking price€4.9M
IMT — Property transfer tax (investment schedule)€367,500
IS — Stamp duty (0.8%)€39,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€73,500
Total acquisition costs€481,450
Renovation€0 — move-in ready
Furnishing & STR launch (5bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€71,000
All-in investment (incl. renovation & furnishing)€5.5M

Gross yield (asking price)

2.9%

True gross yield (all-in)

2.6%

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: 5
Bathrooms: 5
Building: 494 m²
Land: 2290 m²
Style: contemporary
Condition: excellent
Year Built: 2023
Energy Certificate: A+
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity-edge poolintegrated lounge seating in poolmodern outdoor furniturelarge glass sliding doors

Score Breakdown

ROI
4.64
Visual Appeal
14.8
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
4.3
Payback Speed
0
STR Suitability
4

Description

Modern Luxury Villa with Sea Views and Heated Pool a Few Minutes (Walk) from the Beaches – Porches, Algarve Luxury villa with modern architecture situated in a prime location in Porches, a short distance from some of the most beautiful beaches in the Algarve. The contemporary design is distinguished by double-height

Location

📍 37.1200°N, 8.3900°W

· Lagoa/Carvoeiro, Algarve, Portugal

View this property on RE/MAX READY →Listed via Idealista.pt
5-bedroom freehold villa in Lagoa/Carvoeiro — photo 1 of 5
RE/MAX READY
5-bedroom freehold villa in Lagoa/Carvoeiro — photo 2 of 5
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5-bedroom freehold villa in Lagoa/Carvoeiro — photo 5 of 5

Detached house in Estrada Municipal, Porches

Lagoa/Carvoeiro · Central Algarve · Ref BF-18326 Source verified · RE/MAX READY · listed 2 Jun 2026
Asking price · Freehold
$5,326,087
View original listing
Ownership
Freehold
Bedrooms
5
Bathrooms
5
Built area
494 m²
Land
2290 m²
True net yield
1.2%
≈ $10,565/mo net after costs & tax
5-yr total return (net + appreciation)
7.4% / yr avg
Payback in ~86 yrs from rent
Brixfox Score 61 · B

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

Lagoa/Carvoeiro

Central Algarve, Approximate area

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Airbnb Comp Analysis

Finding Airbnb comps...

Property details

Year built: 2023
Energy: A+
Condition: excellent

Description

Modern Luxury Villa with Sea Views and Heated Pool a Few Minutes (Walk) from the Beaches – Porches, Algarve Luxury villa with modern architecture situated in a prime location in Porches, a short distance from some of the most beautiful beaches in the Algarve. The contemporary design is distinguished by double-height

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)
$1,287/night
50% ($592)Brixfox estimate($1,287/night)200% ($2369)
Occupancy
43%
10%Brixfox estimate(43%)100%

Short-Term Rental

Indicative
Yearly income
$97,378
Likely range $58,427 – $136,329
Airbnb data$1,287/night · 43% occupancy
Rental income
$1,287/night · 43% occ.
$187,265
Running costs (20%)
Utilities, cleaning, maintenance
-$37,453
Income tax (10%)
Indonesian rental income tax
-$52,434
Property tax
Annual property tax
-$0
Net income
1.8% ROI
$97,378

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

1.2%

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

Scenario
Pre-tax
After-tax
Owner-managed
2.2%
1.9%
Fully-managed
1.4%
1.2%
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

3.2%

Annual Revenue

$187,265

Income Tax / yr

$16,386

Payback

86 yrs

True All-In Cost
Asking price$5,326,087
IMT — transfer tax (non-resident 7.5%)$399,457
Stamp duty (0.8%)$42,609
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$5,810,870

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagoa/Carvoeiro.

$23.2M$17.4M$11.6M$5.8M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $4.9M
Capital appreciation
Property value growing at +4%/yr based on Lagoa/Carvoeiro 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 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$6.0M
+22%
Rental Income
+$476K
Total Position
$6.4M
+31%
5.6%/yr
Year 10
Capital Value
$7.3M
+48%
Rental Income
+$1.0M
Total Position
$8.3M
+69%
5.4%/yr
Year 20
Capital Value
$10.7M
+119%
Rental Income
+$2.4M
Total Position
$13.1M
+168%
5.1%/yr
Year 30
Capital Value
$15.9M
+224%
Rental Income
+$4.3M
Total Position
$20.2M
+311%
4.8%/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

Ask Brixfox AI

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
1.8% annual return
Occupancy
Weak
43% average occupancy
Nightly Rate
Strong
$1184 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
2290 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1184 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 2290 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.8% 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.
1.9%
$8,222/mo
40% occ.
2.5%
$10,963/mo
43% occ.
2.7%
$11,799/mo
current
53% occ.
3.3%
$14,540/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.