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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 Avillamid-range

Detached house in Porches

Lagoa/Carvoeiro · Central Algarve ·

€1.8M

Asking Price (EUR)

6.6%

True Net Yield (Owner, all-in)

4.8%

True Net Yield (Managed, all-in)

8.1%

True Gross Yield

43%

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: €164,168/yr
Average Daily Rate: €1046
+18.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 20.0 years
5-yr Capital Value: €2.1M
10-yr Capital Value: €2.4M
Brixfox Score: 75.7 / 100
Comparable Properties: 5
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.

€2.0M

+13.0% over asking

Asking price€1.8M
IMT — Property transfer tax (investment schedule)€134,250
IS — Stamp duty (0.8%)€14,320
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€26,850
Total acquisition costs€176,670
Renovation€0 — move-in ready
Furnishing & STR launch (7bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€56,100
All-in investment (incl. renovation & furnishing)€2.0M

Gross yield (asking price)

9.2%

True gross yield (all-in)

8.1%

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: 7
Bathrooms: 8
Building: 495 m²
Land: 645 m²
Style: portuguese-traditional
Condition: excellent
Year Built: 1991
Energy Certificate: A+
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

bougainvillea-covered archwaytraditional white stucco architecturecurved swimming poolsea views

Score Breakdown

ROI
18.03
Visual Appeal
14.2
Ownership Security
13
Location
8.4
Land & Space
9.74
Rental Demand
4.3
Payback Speed
4
STR Suitability
4

Description

This spacious villa located in the heart of the Algarve, offers excellent investment potential and just a few minutes' walk to the beach. With a built area of approximately 500 m², this villa comprises 2 floors. On the ground floor, you will find the living room with lounge and dining areas, a generously equipped kitch

Location

📍 37.1200°N, 8.3900°W

· Lagoa/Carvoeiro, Algarve, Portugal

Listed by Engel & Völkers Albufeira via Idealista.pt
7-bedroom freehold villa in Lagoa/Carvoeiro — photo 1 of 5
Idealista.pt
7-bedroom freehold villa in Lagoa/Carvoeiro — photo 2 of 5
7-bedroom freehold villa in Lagoa/Carvoeiro — photo 3 of 5
7-bedroom freehold villa in Lagoa/Carvoeiro — photo 4 of 5
7-bedroom freehold villa in Lagoa/Carvoeiro — photo 5 of 5

Detached house in Porches

Lagoa/Carvoeiro · Central Algarve · Ref BF-4643 Source verified · Idealista.pt · listed 2 Jun 2026
Asking price · Freehold
$1,945,652
Ownership
Freehold
Bedrooms
7
Bathrooms
8
Built area
495 m²
Land
645 m²
True net yield
5.0%
≈ $14,573/mo net after costs & tax
5-yr total return (net + appreciation)
11.2% / yr avg
Payback in ~20 yrs from rent
Brixfox Score 76 · 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: 1991
Energy: A+
Condition: excellent

Description

This spacious villa located in the heart of the Algarve, offers excellent investment potential and just a few minutes' walk to the beach. With a built area of approximately 500 m², this villa comprises 2 floors. On the ground floor, you will find the living room with lounge and dining areas, a generously equipped kitch

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)
$1,472/night
50% ($677)Brixfox estimate($1,472/night)200% ($2708)
Occupancy
43%
10%Brixfox estimate(43%)100%

Short-Term Rental

Indicative
Yearly income
$111,147
Likely range $66,688 – $155,607
Airbnb data$1,472/night · 43% occupancy
Rental income
$1,472/night · 43% occ.
$213,745
Running costs (20%)
Utilities, cleaning, maintenance
-$42,749
Income tax (10%)
Indonesian rental income tax
-$59,848
Property tax
Annual property tax
-$0
Net income
5.7% ROI
$111,147

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

5.0%

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

Scenario
Pre-tax
After-tax
Owner-managed
8.1%
7.3%
Fully-managed
5.9%
5.0%
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

9.9%

Annual Revenue

$213,745

Income Tax / yr

$18,702

Payback

20 yrs

True All-In Cost
Asking price$1,945,652
IMT — transfer tax (non-resident 7.5%)$145,924
Stamp duty (0.8%)$15,565
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$2,149,859

Growth & Exit Strategy

How your investment grows over time

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

$12.3M$9.2M$6.1M$3.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.8M
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 15: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.2M
+22%
Rental Income
+$543K
Total Position
$2.7M
+52%
8.7%/yr
Year 10
Capital Value
$2.6M
+48%
Rental Income
+$1.2M
Total Position
$3.8M
+114%
7.9%/yr
Year 20
Capital Value
$3.9M
+119%
Rental Income
+$2.7M
Total Position
$6.7M
+273%
6.8%/yr
Year 30
Capital Value
$5.8M
+224%
Rental Income
+$4.9M
Total Position
$10.7M
+496%
6.1%/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
5.7% annual return
Occupancy
Weak
43% average occupancy
Nightly Rate
Strong
$1354 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
645 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1354 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 645 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 43% — 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

30% occ.
5.8%
$9,400/mo
40% occ.
7.7%
$12,534/mo
43% occ.
8.3%
$13,467/mo
current
53% occ.
10.2%
$16,601/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.