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Detached house in Sobral, Porches
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Grade Avillamid-range

Detached house in Sobral, Porches

Lagoa/Carvoeiro · Central Algarve ·

€890,000

Asking Price (EUR)

9.5%

True Net Yield (Owner, all-in)

6.8%

True Net Yield (Managed, all-in)

11.5%

True Gross Yield

62%

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: €117,367/yr
Average Daily Rate: €520
-3.0% vs area baselineImage quality 5/10 (-6%), Portuguese-traditional style (+5%), No pool (-12%), Has view (+10%)
Payback Period: 14.0 years
5-yr Capital Value: €1.0M
10-yr Capital Value: €1.2M
Brixfox Score: 81.3 / 100
Comparable Properties: 5
Data Confidence: 60%
Search Radius: 4 km

True Investment Cost

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

€1.0M

+15.1% over asking

Asking price€890,000
IMT — Property transfer tax (investment schedule)€53,400
IS — Stamp duty (0.8%)€7,120
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€13,350
Total acquisition costs€75,120
Renovation (est. €55/m² × 398 m²)
Light touch-ups — paint, fixtures, deep clean.		€21,890
(€11,940–€31,840)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€37,550
All-in investment (incl. renovation & furnishing)€1.0M

Gross yield (asking price)

13.2%

True gross yield (all-in)

11.5%

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: 4
Bathrooms: 1
Building: 398 m²
Land: 32230 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: E
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

covered patiogarden archwayrural setting

Score Breakdown

ROI
23.3
Visual Appeal
9.4
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
6.19
Payback Speed
5
STR Suitability
4

Description

Great opportunity to acquire a renovated farmhouse, ideally located between Lagoa and Porches in the Algarve. The property extends over a plot of 32,230 m², including 300 m² of covered area and 31,930 m² of uncovered area. The land is rustic/urban in nature. Renovated housing: the quinta has been completely rethoug

Location

📍 37.1392°N, 8.3998°W

· Lagoa/Carvoeiro, Algarve, Portugal

View this property on eXp Global Portugal →Listed via Idealista.pt
4-bedroom freehold villa in Lagoa/Carvoeiro — photo 1 of 5
eXp Global Portugal
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 Sobral, Porches

Lagoa/Carvoeiro · Central Algarve · Ref BF-4795 Source verified · eXp Global Portugal · listed 3 Jun 2026
Asking price · Freehold
$967,391
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
1
Built area
398 m²
Land
32230 m²
True net yield
7.2%
≈ $10,536/mo net after costs & tax
5-yr total return (net + appreciation)
13.7% / yr avg
Payback in ~14 yrs from rent
Brixfox Score 81 · 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

Energy: E
Condition: good

Description

Great opportunity to acquire a renovated farmhouse, ideally located between Lagoa and Porches in the Algarve. The property extends over a plot of 32,230 m², including 300 m² of covered area and 31,930 m² of uncovered area. The land is rustic/urban in nature. Renovated housing: the quinta has been completely rethoug

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)
$731/night
50% ($336)Brixfox estimate($731/night)200% ($1346)
Occupancy
62%
10%Brixfox estimate(62%)100%

Short-Term Rental

Indicative
Yearly income
$79,497
Likely range $47,698 – $111,296
Airbnb data$731/night · 62% occupancy
Rental income
$731/night · 62% occ.
$152,879
Running costs (20%)
Utilities, cleaning, maintenance
-$30,576
Income tax (10%)
Indonesian rental income tax
-$42,806
Property tax
Annual property tax
-$0
Net income
8.2% ROI
$79,497

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

7.2%

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

Scenario
Pre-tax
After-tax
Owner-managed
11.6%
10.4%
Fully-managed
8.4%
7.2%
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

14.0%

Annual Revenue

$152,879

Income Tax / yr

$13,377

Payback

14 yrs

True All-In Cost
Asking price$967,391
IMT — transfer tax (non-resident 7.5%)$72,554
Stamp duty (0.8%)$7,739
Notary + registry$2,174
Legal$11,899
Furnishing + STR launch$27,174
All-in cost$1,088,932

Growth & Exit Strategy

How your investment grows over time

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

$7.3M$5.5M$3.7M$1.8M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $890K
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 11: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.1M
+22%
Rental Income
+$388K
Total Position
$1.5M
+65%
10.6%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$838K
Total Position
$2.2M
+142%
9.3%/yr
Year 20
Capital Value
$2.0M
+119%
Rental Income
+$2.0M
Total Position
$3.9M
+340%
7.7%/yr
Year 30
Capital Value
$2.9M
+224%
Rental Income
+$3.5M
Total Position
$6.4M
+615%
6.8%/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
Strong
8.2% annual return
Occupancy
Good
62% average occupancy
Nightly Rate
Strong
$673 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Strong
32230 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.2% — outperforms most villas in this market
Premium nightly rate of $673 — positioned in the top tier
Generous 32230 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Visual appeal is below average — photos may not compete well on Airbnb listings

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

42% occ.
8.1%
$6,518/mo
52% occ.
10.0%
$8,075/mo
62% occ.
11.9%
$9,632/mo
current
72% occ.
13.9%
$11,189/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.