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Detached house in Rua de Vilamar, Porches
Detached house in Rua de Vilamar, Porches — image 2Detached house in Rua de Vilamar, Porches — image 3Detached house in Rua de Vilamar, Porches — image 4Detached house in Rua de Vilamar, Porches — image 5
Grade B+villamid-range

Detached house in Rua de Vilamar, Porches

Lagoa/Carvoeiro · Central Algarve ·

€1.4M

Asking Price (EUR)

6.3%

True Net Yield (Owner, all-in)

4.5%

True Net Yield (Managed, all-in)

7.8%

True Gross Yield

42%

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: €122,521/yr
Average Daily Rate: €791
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has sea (+10%)
Payback Period: 21.1 years
5-yr Capital Value: €1.6M
10-yr Capital Value: €1.8M
Brixfox Score: 74.7 / 100
Comparable Properties: 5
Data Confidence: 56%
Search Radius: 6 km

True Investment Cost

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

€1.6M

+14.5% over asking

Asking price€1.4M
IMT — Property transfer tax (investment schedule)€102,375
IS — Stamp duty (0.8%)€10,920
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€20,475
Total acquisition costs€135,020
Renovation (est. €55/m² × 313 m²)
Light touch-ups — paint, fixtures, deep clean.		€17,215
(€9,390–€25,040)
Furnishing & STR launch (5bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€45,400
All-in investment (incl. renovation & furnishing)€1.6M

Gross yield (asking price)

9.0%

True gross yield (all-in)

7.8%

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: 5
Building: 313 m²
Land: 1158 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: C
Private Pool
sea

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

curved staircaselarge private gardensea viewtraditional Algarve architecture

Score Breakdown

ROI
17.22
Visual Appeal
12.8
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
4.24
Payback Speed
3
STR Suitability
4

Description

Nestled in the sought-after area of Vilamar, in Porches, this impressive 5-bedroom detached villa offers a perfect blend of space, comfort, and modern efficiency. Set on a generous 1,158m² plot, the property boasts 313m² of built area and is thoughtfully designed for both family living and entertaining. The villa feat

Location

📍 37.1200°N, 8.3900°W

· Lagoa/Carvoeiro, Algarve, Portugal

Listed by City Home via Idealista.pt
5-bedroom freehold villa in Lagoa/Carvoeiro — photo 1 of 5
Idealista.pt
5-bedroom freehold villa in Lagoa/Carvoeiro — photo 2 of 5
5-bedroom freehold villa in Lagoa/Carvoeiro — photo 3 of 5
5-bedroom freehold villa in Lagoa/Carvoeiro — photo 4 of 5
5-bedroom freehold villa in Lagoa/Carvoeiro — photo 5 of 5

Detached house in Rua de Vilamar, Porches

Lagoa/Carvoeiro · Central Algarve · Ref BF-66585 Source verified · Idealista.pt · listed 1 Jun 2026
Asking price · Freehold
$1,483,696
Ownership
Freehold
Bedrooms
5
Bathrooms
5
Built area
313 m²
Land
1158 m²
True net yield
4.7%
≈ $10,735/mo net after costs & tax
5-yr total return (net + appreciation)
11.1% / yr avg
Payback in ~21 yrs from rent
Brixfox Score 75 · 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

Energy: C
Condition: good
View: sea

Description

Nestled in the sought-after area of Vilamar, in Porches, this impressive 5-bedroom detached villa offers a perfect blend of space, comfort, and modern efficiency. Set on a generous 1,158m² plot, the property boasts 313m² of built area and is thoughtfully designed for both family living and entertaining. The villa feat

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)
$1,113/night
50% ($512)Brixfox estimate($1,113/night)200% ($2048)
Occupancy
42%
10%Brixfox estimate(42%)100%

Short-Term Rental

Indicative
Yearly income
$82,955
Likely range $49,773 – $116,137
Airbnb data$1,113/night · 42% occupancy
Rental income
$1,113/night · 42% occ.
$159,528
Running costs (20%)
Utilities, cleaning, maintenance
-$31,906
Income tax (10%)
Indonesian rental income tax
-$44,668
Property tax
Annual property tax
-$0
Net income
5.6% ROI
$82,955

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

4.7%

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

Scenario
Pre-tax
After-tax
Owner-managed
7.8%
7.0%
Fully-managed
5.6%
4.7%
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

9.7%

Annual Revenue

$159,528

Income Tax / yr

$13,959

Payback

21 yrs

True All-In Cost
Asking price$1,483,696
IMT — transfer tax (non-resident 7.5%)$111,277
Stamp duty (0.8%)$11,870
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$1,649,560

Growth & Exit Strategy

How your investment grows over time

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

$9.3M$7.0M$4.6M$2.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.4M
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 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.7M
+22%
Rental Income
+$405K
Total Position
$2.1M
+51%
8.6%/yr
Year 10
Capital Value
$2.0M
+48%
Rental Income
+$875K
Total Position
$2.9M
+112%
7.8%/yr
Year 20
Capital Value
$3.0M
+119%
Rental Income
+$2.1M
Total Position
$5.0M
+269%
6.8%/yr
Year 30
Capital Value
$4.4M
+224%
Rental Income
+$3.6M
Total Position
$8.1M
+490%
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
5.6% annual return
Occupancy
Weak
42% average occupancy
Nightly Rate
Strong
$1024 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
1158 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1024 — positioned in the top tier
Generous 1158 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
Occupancy at 42% — 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.
5.7%
$7,109/mo
40% occ.
7.7%
$9,479/mo
42% occ.
8.1%
$10,050/mo
current
52% occ.
10.0%
$12,420/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.