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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 C+villabudget

Detached house in Porches

Lagoa/Carvoeiro · Central Algarve ·

€2.6M

Asking Price (EUR)

0.7%

True Net Yield (Owner, all-in)

0.4%

True Net Yield (Managed, all-in)

1.5%

True Gross Yield

50%

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: €50,736/yr
Average Daily Rate: €276
-18.0% vs area baselineImage quality 4/10 (-9%), Portuguese-traditional style (+5%), No pool (-12%), Has view (+10%), Budget finish (-12%)
Payback Period: 263.0 years
5-yr Capital Value: €3.1M
10-yr Capital Value: €3.6M
Brixfox Score: 52 / 100
Comparable Properties: 20
Data Confidence: 83%
Search Radius: 3 km

True Investment Cost

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

€3.5M

+31.1% over asking

Asking price€2.6M
IMT — Property transfer tax (investment schedule)€198,750
IS — Stamp duty (0.8%)€21,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€39,750
Total acquisition costs€260,950
Renovation (est. €900/m² × 600 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€540,000
(€420,000–€660,000)
Furnishing & STR launch (3bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€22,200
All-in investment (incl. renovation & furnishing)€3.5M

Gross yield (asking price)

1.9%

True gross yield (all-in)

1.5%

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: 2
Building: 600 m²
Land: 15080 m²
Style: portuguese-traditional
Condition: needs-renovation
Energy Certificate: Exempt
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large land plotruins/historic structures

Score Breakdown

ROI
1.52
Visual Appeal
8
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
5.03
Payback Speed
0
STR Suitability
4

Description

Land located in Porches Velho, comprising two plots with a total area of 15,080m². With good access and situated only 1,500 meters from Praia da Senhora da Rocha and Praia da Albandeira, the land, according to preliminary information provided by the Lagoa City Council, has a total construction capacity of 600m² (300m

Location

📍 37.1200°N, 8.3900°W

· Lagoa/Carvoeiro, Algarve, Portugal

View this property on Divine Home Real Estate Portugal →Listed via Idealista.pt
3-bedroom freehold villa in Lagoa/Carvoeiro — photo 1 of 5
Divine Home Real Estate Portugal
3-bedroom freehold villa in Lagoa/Carvoeiro — photo 2 of 5
3-bedroom freehold villa in Lagoa/Carvoeiro — photo 3 of 5
3-bedroom freehold villa in Lagoa/Carvoeiro — photo 4 of 5
3-bedroom freehold villa in Lagoa/Carvoeiro — photo 5 of 5

Detached house in Porches

Lagoa/Carvoeiro · Central Algarve · Ref BF-4791 Source verified · Divine Home Real Estate Portugal · listed 2 Jun 2026
Asking price · Freehold
$2,880,435
View original listing
Ownership
Freehold
Bedrooms
3
Bathrooms
2
Built area
600 m²
Land
15080 m²
True net yield
0.4%
≈ $2,822/mo net after costs & tax
5-yr total return (net + appreciation)
6.7% / yr avg
Payback in ~263 yrs from rent
Brixfox Score 52 · C+

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

Energy: Exempt
Condition: needs-renovation

Description

Land located in Porches Velho, comprising two plots with a total area of 15,080m². With good access and situated only 1,500 meters from Praia da Senhora da Rocha and Praia da Albandeira, the land, according to preliminary information provided by the Lagoa City Council, has a total construction capacity of 600m² (300m

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)
$389/night
50% ($179)Brixfox estimate($389/night)200% ($715)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Indicative
Yearly income
$34,360
Likely range $20,616 – $48,104
Airbnb data$389/night · 50% occupancy
Rental income
$389/night · 50% occ.
$66,077
Running costs (20%)
Utilities, cleaning, maintenance
-$13,215
Income tax (10%)
Indonesian rental income tax
-$18,502
Property tax
Annual property tax
-$0
Net income
1.2% ROI
$34,360

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

0.4%

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

Scenario
Pre-tax
After-tax
Owner-managed
1.1%
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

2.1%

Annual Revenue

$66,077

Income Tax / yr

$5,782

Payback

—

True All-In Cost
Asking price$2,880,435
IMT — transfer tax (non-resident 7.5%)$216,033
Stamp duty (0.8%)$23,043
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$3,162,228

Growth & Exit Strategy

How your investment grows over time

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

$11.6M$8.7M$5.8M$2.9M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $2.6M
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.
2x return
Year 15: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$3.2M
+22%
Rental Income
+$168K
Total Position
$3.4M
+28%
5.1%/yr
Year 10
Capital Value
$3.9M
+48%
Rental Income
+$362K
Total Position
$4.3M
+62%
4.9%/yr
Year 20
Capital Value
$5.8M
+119%
Rental Income
+$849K
Total Position
$6.7M
+151%
4.7%/yr
Year 30
Capital Value
$8.6M
+224%
Rental Income
+$1.5M
Total Position
$10.1M
+281%
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
1.2% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$357 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Strong
15080 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $357 — positioned in the top tier
Generous 15080 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.2% 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.
1.0%
$2,508/mo
40% occ.
1.4%
$3,336/mo
50% occ.
1.7%
$4,163/mo
current
60% occ.
2.1%
$4,990/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.