Launch offer — 3 months free free, no card

Detached house in Porches
Detached house in Porches — image 2Detached house in Porches — image 3Detached house in Porches — image 4Detached house in Porches — image 5
Grade A+villamid-range

Detached house in Porches

Lagoa/Carvoeiro · Central Algarve ·

€780,000

Asking Price (EUR)

11.8%

True Net Yield (Owner, all-in)

8.5%

True Net Yield (Managed, all-in)

14.0%

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: €125,844/yr
Average Daily Rate: €581
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 11.2 years
5-yr Capital Value: €904,234
10-yr Capital Value: €1.0M
Brixfox Score: 86.1 / 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.

€897,040

+15.0% over asking

Asking price€780,000
IMT — Property transfer tax (investment schedule)€46,800
IS — Stamp duty (0.8%)€6,240
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,700
Total acquisition costs€65,990
Renovation (est. €55/m² × 200 m²)
Light touch-ups — paint, fixtures, deep clean.		€11,000
(€6,000–€16,000)
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)€897,040

Gross yield (asking price)

16.1%

True gross yield (all-in)

14.0%

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: 4
Bathrooms: 4
Building: 200 m²
Land: 4200 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large private gardenexpansive pool areatraditional white-washed architecture

Score Breakdown

ROI
25
Visual Appeal
12.8
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
5.93
Payback Speed
5
STR Suitability
4

Description

Fantastic villa in the heart of the Algarve! With a privileged location, this detached villa is set on a large plot of 4200 m2, offering a retreat of serenity. With four spacious bedrooms, three of them en-suite for maximum comfort and privacy, this villa features a fully equipped kitchen and a comfortable living roo

Location

📍 37.1200°N, 8.3900°W

· Lagoa/Carvoeiro, Algarve, Portugal

View this property on Sortami - Mediação Imobiliária, Lda. →Listed via Idealista.pt
4-bedroom freehold villa in Lagoa/Carvoeiro — photo 1 of 5
Sortami - Mediação Imobiliária, Lda.
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 Porches

Lagoa/Carvoeiro · Central Algarve · Ref BF-4631 Source verified · Sortami - Mediação Imobiliária, Lda. · listed 2 Jun 2026
Asking price · Freehold
$847,826
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
4
Built area
200 m²
Land
4200 m²
True net yield
8.9%
≈ $11,445/mo net after costs & tax
5-yr total return (net + appreciation)
15.6% / yr avg
Payback in ~11 yrs from rent
Brixfox Score 86 · 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

Loading Map...

Airbnb Comp Analysis

Finding Airbnb comps...

Property details

Energy: C
Condition: good

Description

Fantastic villa in the heart of the Algarve! With a privileged location, this detached villa is set on a large plot of 4200 m2, offering a retreat of serenity. With four spacious bedrooms, three of them en-suite for maximum comfort and privacy, this villa features a fully equipped kitchen and a comfortable living roo

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)
$818/night
50% ($376)Brixfox estimate($818/night)200% ($1505)
Occupancy
59%
10%Brixfox estimate(59%)100%

Short-Term Rental

Indicative
Yearly income
$85,243
Likely range $51,146 – $119,340
Airbnb data$818/night · 59% occupancy
Rental income
$818/night · 59% occ.
$163,929
Running costs (20%)
Utilities, cleaning, maintenance
-$32,786
Income tax (10%)
Indonesian rental income tax
-$45,900
Property tax
Annual property tax
-$0
Net income
10.1% ROI
$85,243

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

8.9%

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

Scenario
Pre-tax
After-tax
Owner-managed
14.3%
12.8%
Fully-managed
10.4%
8.9%
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

17.1%

Annual Revenue

$163,929

Income Tax / yr

$14,343

Payback

11 yrs

True All-In Cost
Asking price$847,826
IMT — transfer tax (non-resident 7.5%)$63,587
Stamp duty (0.8%)$6,783
Notary + registry$2,174
Legal$10,428
Furnishing + STR launch$27,174
All-in cost$957,972

Growth & Exit Strategy

How your investment grows over time

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

$7.2M$5.4M$3.6M$1.8M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $780K
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 9: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$949K
+22%
Rental Income
+$416K
Total Position
$1.4M
+75%
11.8%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$899K
Total Position
$2.1M
+163%
10.2%/yr
Year 20
Capital Value
$1.7M
+119%
Rental Income
+$2.1M
Total Position
$3.8M
+389%
8.3%/yr
Year 30
Capital Value
$2.5M
+224%
Rental Income
+$3.7M
Total Position
$6.3M
+703%
7.2%/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.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
10.1% annual return
Occupancy
Average
59% average occupancy
Nightly Rate
Strong
$753 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
4200 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 10.1% — outperforms most villas in this market
Premium nightly rate of $753 — positioned in the top tier
Generous 4200 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 59% — 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

39% occ.
9.7%
$6,844/mo
49% occ.
12.2%
$8,586/mo
59% occ.
14.6%
$10,328/mo
current
69% occ.
17.1%
$12,069/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.