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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 Bvillaluxury

Detached house in Rua Porches Velho, Porches

Lagoa/Carvoeiro · Central Algarve ·

€3.9M

Asking Price (EUR)

1.2%

True Net Yield (Owner, all-in)

0.7%

True Net Yield (Managed, all-in)

2.0%

True Gross Yield

46%

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: €86,069/yr
Average Daily Rate: €508
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 150.1 years
5-yr Capital Value: €4.5M
10-yr Capital Value: €5.2M
Brixfox Score: 60.3 / 100
Comparable Properties: 10
Data Confidence: 78%
Search Radius: 2 km

True Investment Cost

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

€4.3M

+11.2% over asking

Asking price€3.9M
IMT — Property transfer tax (investment schedule)€288,750
IS — Stamp duty (0.8%)€30,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€57,750
Total acquisition costs€378,550
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€53,300
All-in investment (incl. renovation & furnishing)€4.3M

Gross yield (asking price)

2.2%

True gross yield (all-in)

2.0%

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: 4
Building: 675 m²
Land: 41030 m²
Style: contemporary
Condition: excellent
Year Built: 2015
Energy Certificate: A+
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity poolextensive outdoor living spacesmodern architecture with natural stone accentssolar panels

Score Breakdown

ROI
2.68
Visual Appeal
15.6
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
4.65
Payback Speed
0
STR Suitability
4

Description

Amazing modern villa with 3+2 bedrooms,located in a very private setting, yet within easy access to local amenities as supermarkets, (top) restaurants as well as the Nobel International schoolin Porches and the German school.For those looking for a quiet and private hide away location, but still close to the heart of t

Location

📍 37.1125°N, 8.4034°W

· Lagoa/Carvoeiro, Algarve, Portugal

View this property on Exclusive Algarve Villas →Listed via Idealista.pt
3-bedroom freehold villa in Lagoa/Carvoeiro — photo 1 of 5
Exclusive Algarve Villas
3-bedroom freehold villa in Lagoa/Carvoeiro — photo 2 of 5
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3-bedroom freehold villa in Lagoa/Carvoeiro — photo 5 of 5

Detached house in Rua Porches Velho, Porches

Lagoa/Carvoeiro · Central Algarve · Ref BF-4400 Source verified · Exclusive Algarve Villas · listed 3 Jun 2026
Asking price · Freehold
$4,184,783
View original listing
Ownership
Freehold
Bedrooms
3
Bathrooms
4
Built area
675 m²
Land
41030 m²
True net yield
0.7%
≈ $5,538/mo net after costs & tax
5-yr total return (net + appreciation)
6.9% / yr avg
Payback in ~150 yrs from rent
Brixfox Score 60 · 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: 2015
Energy: A+
Condition: excellent

Description

Amazing modern villa with 3+2 bedrooms,located in a very private setting, yet within easy access to local amenities as supermarkets, (top) restaurants as well as the Nobel International schoolin Porches and the German school.For those looking for a quiet and private hide away location, but still close to the heart of t

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)
$714/night
50% ($328)Brixfox estimate($714/night)200% ($1313)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Indicative
Yearly income
$58,274
Likely range $34,965 – $81,585
Airbnb data$714/night · 46% occupancy
Rental income
$714/night · 46% occ.
$112,066
Running costs (20%)
Utilities, cleaning, maintenance
-$22,413
Income tax (10%)
Indonesian rental income tax
-$31,379
Property tax
Annual property tax
-$0
Net income
1.4% ROI
$58,274

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

0.7%

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

Scenario
Pre-tax
After-tax
Owner-managed
1.4%
1.2%
Fully-managed
0.9%
0.7%
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

2.5%

Annual Revenue

$112,066

Income Tax / yr

$9,805

Payback

—

True All-In Cost
Asking price$4,184,783
IMT — transfer tax (non-resident 7.5%)$313,859
Stamp duty (0.8%)$33,478
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$4,574,837

Growth & Exit Strategy

How your investment grows over time

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

$17.3M$13.0M$8.6M$4.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $3.9M
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 15: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$4.7M
+22%
Rental Income
+$285K
Total Position
$5.0M
+29%
5.2%/yr
Year 10
Capital Value
$5.7M
+48%
Rental Income
+$615K
Total Position
$6.3M
+64%
5.1%/yr
Year 20
Capital Value
$8.4M
+119%
Rental Income
+$1.4M
Total Position
$9.9M
+157%
4.8%/yr
Year 30
Capital Value
$12.5M
+224%
Rental Income
+$2.6M
Total Position
$15.0M
+291%
4.6%/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
1.4% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$657 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
41030 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $657 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 41030 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.4% 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.
1.3%
$4,560/mo
40% occ.
1.7%
$6,079/mo
46% occ.
2.0%
$7,060/mo
current
56% occ.
2.5%
$8,580/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.