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Detached house, Urbanização Areias Almas, Barracha, Porches, Lagoa (Algarve)
Grade B+villamid-range

Detached house, Urbanização Areias Almas, Barracha, Porches, Lagoa (Algarve)

Lagoa/Carvoeiro · Central Algarve ·

€1.6M

Asking Price (EUR)

5.0%

True Net Yield (Owner, all-in)

3.5%

True Net Yield (Managed, all-in)

6.4%

True Gross Yield

59%

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: €115,005/yr
Average Daily Rate: €531
+5.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%)
Payback Period: 27.3 years
5-yr Capital Value: €1.9M
10-yr Capital Value: €2.1M
Brixfox Score: 65.9 / 100
Comparable Properties: 9
Data Confidence: 71%
Search Radius: 3 km

True Investment Cost

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

€1.8M

+13.2% over asking

Asking price€1.6M
IMT — Property transfer tax (investment schedule)€119,925
IS — Stamp duty (0.8%)€12,792
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€23,985
Total acquisition costs€157,952
Renovation (est. €55/m² × 246 m²)
Light touch-ups — paint, fixtures, deep clean.		€13,530
(€7,380–€19,680)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€40,050
All-in investment (incl. renovation & furnishing)€1.8M

Gross yield (asking price)

7.2%

True gross yield (all-in)

6.4%

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
Building: 246 m²
Style: portuguese-traditional
Condition: good
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

solar water heaterstone outdoor shower enclosure

Score Breakdown

ROI
13.81
Visual Appeal
12.8
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
5.93
Payback Speed
2
STR Suitability
4

Description

Exclusive 4-Bedroom Villa | Sea Views & Swimming Pool | Prime Location in Porches We present this magnificent 4-bedroom villa, set on a 1,294 m² plot with a built area of 246 m², located in a privileged and quiet area between Porches and Armação de Pêra, just minutes from the beaches and all amenities. The property o

Location

📍 37.1200°N, 8.3900°W

· Lagoa/Carvoeiro, Algarve, Portugal

Visit Palm Properties Portugal →Listed via Idealista.pt
4-bedroom freehold villa in Lagoa/Carvoeiro — photo 1 of 1
Palm Properties Portugal

Detached house, Urbanização Areias Almas, Barracha, Porches, Lagoa (Algarve)

Lagoa/Carvoeiro · Central Algarve · Ref BF-4252 Source verified · Palm Properties Portugal · listed 1 May 2026
Asking price · Freehold
$1,738,043
View original listing
Ownership
Freehold
Bedrooms
4
Built area
246 m²
True net yield
3.7%
≈ $9,837/mo net after costs & tax
5-yr total return (net + appreciation)
10.0% / yr avg
Payback in ~27 yrs from rent
Brixfox Score 66 · 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

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Property details

Condition: good

Description

Exclusive 4-Bedroom Villa | Sea Views & Swimming Pool | Prime Location in Porches We present this magnificent 4-bedroom villa, set on a 1,294 m² plot with a built area of 246 m², located in a privileged and quiet area between Porches and Armação de Pêra, just minutes from the beaches and all amenities. The property o

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)
$747/night
50% ($344)Brixfox estimate($747/night)200% ($1374)
Occupancy
59%
10%Brixfox estimate(59%)100%

Short-Term Rental

Indicative
Yearly income
$77,831
Likely range $46,699 – $108,963
Airbnb data$747/night · 59% occupancy
Rental income
$747/night · 59% occ.
$149,675
Running costs (20%)
Utilities, cleaning, maintenance
-$29,935
Income tax (10%)
Indonesian rental income tax
-$41,909
Property tax
Annual property tax
-$0
Net income
4.5% ROI
$77,831

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

3.7%

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

Scenario
Pre-tax
After-tax
Owner-managed
6.1%
5.5%
Fully-managed
4.3%
3.7%
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

7.8%

Annual Revenue

$149,675

Income Tax / yr

$13,097

Payback

27 yrs

True All-In Cost
Asking price$1,738,043
IMT — transfer tax (non-resident 7.5%)$130,353
Stamp duty (0.8%)$13,904
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$1,925,018

Growth & Exit Strategy

How your investment grows over time

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

$9.9M$7.4M$4.9M$2.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.6M
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 18: 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
$1.9M
+22%
Rental Income
+$380K
Total Position
$2.3M
+45%
7.8%/yr
Year 10
Capital Value
$2.4M
+48%
Rental Income
+$821K
Total Position
$3.2M
+99%
7.1%/yr
Year 20
Capital Value
$3.5M
+119%
Rental Income
+$1.9M
Total Position
$5.4M
+239%
6.3%/yr
Year 30
Capital Value
$5.2M
+224%
Rental Income
+$3.4M
Total Position
$8.6M
+437%
5.8%/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
Average
4.5% annual return
Occupancy
Average
59% average occupancy
Nightly Rate
Strong
$687 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $687 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.5% 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

39% occ.
4.3%
$6,249/mo
49% occ.
5.4%
$7,839/mo
59% occ.
6.5%
$9,430/mo
current
69% occ.
7.6%
$11,020/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.