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Detached house in Rua Porches Velho, Porches
Detached house in Rua Porches Velho, Porches — image 2Detached house in Rua Porches Velho, Porches — image 3Detached house in Rua Porches Velho, Porches — image 4Detached house in Rua Porches Velho, Porches — image 5
Grade Avillaluxury

Detached house in Rua Porches Velho, Porches

Lagoa/Carvoeiro · Central Algarve ·

€1.9M

Asking Price (EUR)

5.8%

True Net Yield (Owner, all-in)

4.2%

True Net Yield (Managed, all-in)

7.2%

True Gross Yield

60%

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: €157,814/yr
Average Daily Rate: €723
+33.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 23.1 years
5-yr Capital Value: €2.3M
10-yr Capital Value: €2.6M
Brixfox Score: 76.6 / 100
Comparable Properties: 10
Data Confidence: 73%
Search Radius: 3 km

True Investment Cost

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

€2.2M

+13.1% over asking

Asking price€1.9M
IMT — Property transfer tax (investment schedule)€146,250
IS — Stamp duty (0.8%)€15,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€29,250
Total acquisition costs€192,350
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€62,150
All-in investment (incl. renovation & furnishing)€2.2M

Gross yield (asking price)

8.1%

True gross yield (all-in)

7.2%

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: 4
Bathrooms: 5
Building: 228 m²
Land: 10000 m²
Style: contemporary
Condition: excellent
Year Built: 2019
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity poolmulti-level terracesstone accent wallssolar panels

Score Breakdown

ROI
16.02
Visual Appeal
14.2
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
5.98
Payback Speed
3
STR Suitability
4

Description

This detached 4-bedroom single-storey villa, featuring a pool, basement/garage, and a built area of 228 m² on a 10,000 m² plot of land, offers stunning sea views from the roof terrace. The property has a private drive way and access and is located in a quiet area and yet in a relatively central location in Porches Velh

Location

📍 37.1125°N, 8.4034°W

· Lagoa/Carvoeiro, Algarve, Portugal

View this property on Palm Properties Portugal →Listed via Idealista.pt
4-bedroom freehold villa in Lagoa/Carvoeiro — photo 1 of 5
Palm Properties Portugal
4-bedroom freehold villa in Lagoa/Carvoeiro — photo 2 of 5
4-bedroom freehold villa in Lagoa/Carvoeiro — photo 3 of 5
4-bedroom freehold villa in Lagoa/Carvoeiro — photo 4 of 5
4-bedroom freehold villa in Lagoa/Carvoeiro — photo 5 of 5

Detached house in Rua Porches Velho, Porches

Lagoa/Carvoeiro · Central Algarve · Ref BF-4179 Source verified · Palm Properties Portugal · listed 3 Jun 2026
Asking price · Freehold
$2,119,565
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
5
Built area
228 m²
Land
10000 m²
True net yield
4.3%
≈ $13,847/mo net after costs & tax
5-yr total return (net + appreciation)
10.6% / yr avg
Payback in ~23 yrs from rent
Brixfox Score 77 · A

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: 2019
Energy: A
Condition: excellent

Description

This detached 4-bedroom single-storey villa, featuring a pool, basement/garage, and a built area of 228 m² on a 10,000 m² plot of land, offers stunning sea views from the roof terrace. The property has a private drive way and access and is located in a quiet area and yet in a relatively central location in Porches Velh

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)
$1,017/night
50% ($468)Brixfox estimate($1,017/night)200% ($1872)
Occupancy
60%
10%Brixfox estimate(60%)100%

Short-Term Rental

Indicative
Yearly income
$106,870
Likely range $64,122 – $149,618
Airbnb data$1,017/night · 60% occupancy
Rental income
$1,017/night · 60% occ.
$205,520
Running costs (20%)
Utilities, cleaning, maintenance
-$41,104
Income tax (10%)
Indonesian rental income tax
-$57,545
Property tax
Annual property tax
-$0
Net income
5.0% ROI
$106,870

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

4.3%

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

Scenario
Pre-tax
After-tax
Owner-managed
7.1%
6.3%
Fully-managed
5.1%
4.3%
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

8.8%

Annual Revenue

$205,520

Income Tax / yr

$17,983

Payback

23 yrs

True All-In Cost
Asking price$2,119,565
IMT — transfer tax (non-resident 7.5%)$158,967
Stamp duty (0.8%)$16,957
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$2,338,207

Growth & Exit Strategy

How your investment grows over time

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

$12.7M$9.5M$6.3M$3.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.9M
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.
Paid back
Year 16: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.4M
+22%
Rental Income
+$522K
Total Position
$2.9M
+48%
8.2%/yr
Year 10
Capital Value
$2.9M
+48%
Rental Income
+$1.1M
Total Position
$4.0M
+106%
7.5%/yr
Year 20
Capital Value
$4.3M
+119%
Rental Income
+$2.6M
Total Position
$6.9M
+255%
6.5%/yr
Year 30
Capital Value
$6.3M
+224%
Rental Income
+$4.7M
Total Position
$11.0M
+464%
5.9%/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
Good
5.0% annual return
Occupancy
Average
60% average occupancy
Nightly Rate
Strong
$936 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
10000 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $936 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 10000 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 60% — factor in seasonal gaps

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

40% occ.
4.9%
$8,615/mo
50% occ.
6.1%
$10,781/mo
60% occ.
7.3%
$12,947/mo
current
70% occ.
8.6%
$15,113/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.