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Detached house in Vila Nossa Senhora da Rocha, 36, Porches
Detached house in Vila Nossa Senhora da Rocha, 36, Porches — image 2Detached house in Vila Nossa Senhora da Rocha, 36, Porches — image 3Detached house in Vila Nossa Senhora da Rocha, 36, Porches — image 4Detached house in Vila Nossa Senhora da Rocha, 36, Porches — image 5
Grade B+villamid-range

Detached house in Vila Nossa Senhora da Rocha, 36, Porches

Lagoa/Carvoeiro · Central Algarve ·

€768,000

Asking Price (EUR)

8.5%

True Net Yield (Owner, all-in)

6.0%

True Net Yield (Managed, all-in)

10.4%

True Gross Yield

63%

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: €90,765/yr
Average Daily Rate: €394
+3.0% vs area baselinePortuguese-traditional style (+5%), No pool (-12%), Has sea (+10%)
Payback Period: 16.3 years
5-yr Capital Value: €890,322
10-yr Capital Value: €1.0M
Brixfox Score: 73 / 100
Comparable Properties: 9
Data Confidence: 79%
Search Radius: 2 km

True Investment Cost

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

€870,584

+13.4% over asking

Asking price€768,000
IMT — Property transfer tax (investment schedule)€46,080
IS — Stamp duty (0.8%)€6,144
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,520
Total acquisition costs€64,994
Renovation (est. €55/m² × 98 m²)
Light touch-ups — paint, fixtures, deep clean.		€5,390
(€2,940–€7,840)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,200
All-in investment (incl. renovation & furnishing)€870,584

Gross yield (asking price)

11.8%

True gross yield (all-in)

10.4%

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: 3
Building: 98 m²
Land: 109 m²
Style: portuguese-traditional
Condition: good
Year Built: 1988
Energy Certificate: E
sea

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional white architecturered tile roofsturret-like architectural features

Score Breakdown

ROI
21.28
Visual Appeal
12.8
Ownership Security
13
Location
8.4
Land & Space
3.23
Rental Demand
6.31
Payback Speed
4
STR Suitability
4

Description

3-Bedroom House Under Renovation in the Exclusive Vila Senhora da Rocha Resort – Armação de Pêra Just steps from the beach and with direct access to the sea, this elegant 3-bedroom house, currently undergoing renovation, is located in the prestigious private resort “Vila Senhora da Rocha” in Armação de Pêra — one of t

Location

📍 37.0980°N, 8.3904°W

· Lagoa/Carvoeiro, Algarve, Portugal

Listed via Idealista.pt
3-bedroom freehold villa in Lagoa/Carvoeiro — photo 1 of 5
Idealista.pt
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 Vila Nossa Senhora da Rocha, 36, Porches

Lagoa/Carvoeiro · Central Algarve · Ref BF-66665 Source verified · Idealista.pt · listed 3 Jun 2026
Asking price · Freehold
$834,783
Ownership
Freehold
Bedrooms
3
Bathrooms
3
Built area
98 m²
Land
109 m²
True net yield
6.1%
≈ $7,982/mo net after costs & tax
5-yr total return (net + appreciation)
12.9% / yr avg
Payback in ~16 yrs from rent
Brixfox Score 73 · 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

Year built: 1988
Energy: E
Condition: good
View: sea

Description

3-Bedroom House Under Renovation in the Exclusive Vila Senhora da Rocha Resort – Armação de Pêra Just steps from the beach and with direct access to the sea, this elegant 3-bedroom house, currently undergoing renovation, is located in the prestigious private resort “Vila Senhora da Rocha” in Armação de Pêra — one of t

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)
$554/night
50% ($255)Brixfox estimate($554/night)200% ($1019)
Occupancy
63%
10%Brixfox estimate(63%)100%

Short-Term Rental

Indicative
Yearly income
$61,446
Likely range $36,867 – $86,024
Airbnb data$554/night · 63% occupancy
Rental income
$554/night · 63% occ.
$118,165
Running costs (20%)
Utilities, cleaning, maintenance
-$23,633
Income tax (10%)
Indonesian rental income tax
-$33,086
Property tax
Annual property tax
-$0
Net income
7.4% ROI
$61,446

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

6.1%

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

Scenario
Pre-tax
After-tax
Owner-managed
10.2%
9.1%
Fully-managed
7.2%
6.1%
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

12.5%

Annual Revenue

$118,165

Income Tax / yr

$10,339

Payback

16 yrs

True All-In Cost
Asking price$834,783
IMT — transfer tax (non-resident 7.5%)$62,609
Stamp duty (0.8%)$6,678
Notary + registry$2,174
Legal$10,267
Furnishing + STR launch$27,174
All-in cost$943,685

Growth & Exit Strategy

How your investment grows over time

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

$6.0M$4.5M$3.0M$1.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $768K
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 12: 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
$934K
+22%
Rental Income
+$300K
Total Position
$1.2M
+61%
10.0%/yr
Year 10
Capital Value
$1.1M
+48%
Rental Income
+$648K
Total Position
$1.8M
+132%
8.8%/yr
Year 20
Capital Value
$1.7M
+119%
Rental Income
+$1.5M
Total Position
$3.2M
+317%
7.4%/yr
Year 30
Capital Value
$2.5M
+224%
Rental Income
+$2.7M
Total Position
$5.2M
+575%
6.6%/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
Good
7.4% annual return
Occupancy
Good
63% average occupancy
Nightly Rate
Strong
$510 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
109 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $510 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Compact plot at 109 m² — limited expansion potential

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

43% occ.
7.3%
$5,086/mo
53% occ.
9.0%
$6,265/mo
63% occ.
10.7%
$7,444/mo
current
73% occ.
12.4%
$8,624/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.