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Detached house in Rua Encosta dos Alporchinhos, 11, Porches, Lagoa (Algarve)
Detached house in Rua Encosta dos Alporchinhos, 11, Porches, Lagoa (Algarve) — image 2Detached house in Rua Encosta dos Alporchinhos, 11, Porches, Lagoa (Algarve) — image 3Detached house in Rua Encosta dos Alporchinhos, 11, Porches, Lagoa (Algarve) — image 4Detached house in Rua Encosta dos Alporchinhos, 11, Porches, Lagoa (Algarve) — image 5
Grade Bvillaluxury

Detached house in Rua Encosta dos Alporchinhos, 11, Porches, Lagoa (Algarve)

Lagoa/Carvoeiro · Central Algarve ·

€4.9M

Asking Price (EUR)

0.9%

True Net Yield (Owner, all-in)

0.5%

True Net Yield (Managed, all-in)

1.6%

True Gross Yield

34%

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: €87,992/yr
Average Daily Rate: €712
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 243.4 years
5-yr Capital Value: €5.7M
10-yr Capital Value: €6.6M
Brixfox Score: 58 / 100
Comparable Properties: 7
Data Confidence: 63%
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)

1.8%

True gross yield (all-in)

1.6%

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: 6
Building: 494 m²
Land: 2290 m²
Style: modern
Condition: excellent
Year Built: 2022
Energy Certificate: A+
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity pool with sunken lounge areafloor-to-ceiling glass wallssleek minimalist architectureopen-plan living with high ceilingsmodern landscaping

Score Breakdown

ROI
1.64
Visual Appeal
15.6
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
3.39
Payback Speed
0
STR Suitability
4

Description

Located just a short walk from some of the Algarve’s most stunning beaches, this modern villa perfectly blends functionality with refined elegance. Upon entering, you're welcomed into a spacious open-plan living and dining area of 78 m², highlighted by two impressive staircases and breathtaking sea views. Expansive pa

Location

📍 37.1023°N, 8.3837°W

· Lagoa/Carvoeiro, Algarve, Portugal

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

Detached house in Rua Encosta dos Alporchinhos, 11, Porches, Lagoa (Algarve)

Lagoa/Carvoeiro · Central Algarve · Ref BF-4524 Source verified · KW Flash Algarve - Barlavento · listed 2 Jun 2026
Asking price · Freehold
$5,326,087
View original listing
Ownership
Freehold
Bedrooms
5
Bathrooms
6
Built area
494 m²
Land
2290 m²
True net yield
0.4%
≈ $5,052/mo net after costs & tax
5-yr total return (net + appreciation)
6.6% / yr avg
Payback in ~243 yrs from rent
Brixfox Score 58 · 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: 2022
Energy: A+
Condition: excellent

Description

Located just a short walk from some of the Algarve’s most stunning beaches, this modern villa perfectly blends functionality with refined elegance. Upon entering, you're welcomed into a spacious open-plan living and dining area of 78 m², highlighted by two impressive staircases and breathtaking sea views. Expansive pa

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)
$1,001/night
50% ($461)Brixfox estimate($1,001/night)200% ($1842)
Occupancy
34%
10%Brixfox estimate(34%)100%

Short-Term Rental

Indicative
Yearly income
$59,576
Likely range $35,746 – $83,407
Airbnb data$1,001/night · 34% occupancy
Rental income
$1,001/night · 34% occ.
$114,570
Running costs (20%)
Utilities, cleaning, maintenance
-$22,914
Income tax (10%)
Indonesian rental income tax
-$32,079
Property tax
Annual property tax
-$0
Net income
1.1% ROI
$59,576

Investment Returns

After-tax net yield · all-in cost basis

Approx. location

Net Yield · Fully-Managed · After Tax

0.4%

on all-in cost of $5,810,870

Scenario
Pre-tax
After-tax
Owner-managed
1.0%
0.9%
Fully-managed
0.6%
0.4%
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

2.0%

Annual Revenue

$114,570

Income Tax / yr

$10,025

Payback

—

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.

$21.3M$16.0M$10.6M$5.3M$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 15: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$6.0M
+22%
Rental Income
+$291K
Total Position
$6.3M
+28%
5.0%/yr
Year 10
Capital Value
$7.3M
+48%
Rental Income
+$628K
Total Position
$7.9M
+61%
4.9%/yr
Year 20
Capital Value
$10.7M
+119%
Rental Income
+$1.5M
Total Position
$12.2M
+149%
4.7%/yr
Year 30
Capital Value
$15.9M
+224%
Rental Income
+$2.6M
Total Position
$18.5M
+278%
4.5%/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
1.1% annual return
Occupancy
Weak
34% average occupancy
Nightly Rate
Strong
$921 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 $921 — 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 1.1% 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.
1.4%
$6,396/mo
40% occ.
1.9%
$8,528/mo
34% occ.
1.6%
$7,219/mo
current
44% occ.
2.1%
$9,351/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.