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Detached house in Aldeamento de Porches, Porches
Detached house in Aldeamento de Porches, Porches — image 2Detached house in Aldeamento de Porches, Porches — image 3Detached house in Aldeamento de Porches, Porches — image 4Detached house in Aldeamento de Porches, Porches — image 5
Grade Avillaluxury

Detached house in Aldeamento de Porches, Porches

Lagoa/Carvoeiro · Central Algarve ·

€675,000

Asking Price (EUR)

9.4%

True Net Yield (Owner, all-in)

6.7%

True Net Yield (Managed, all-in)

11.6%

True Gross Yield

54%

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: €90,762/yr
Average Daily Rate: €458
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 14.2 years
5-yr Capital Value: €782,510
10-yr Capital Value: €907,144
Brixfox Score: 77.4 / 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.

€785,575

+16.4% over asking

Asking price€675,000
IMT — Property transfer tax (investment schedule)€40,500
IS — Stamp duty (0.8%)€5,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€10,125
Total acquisition costs€57,275
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€53,300
All-in investment (incl. renovation & furnishing)€785,575

Gross yield (asking price)

13.4%

True gross yield (all-in)

11.6%

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: 132 m²
Land: 132 m²
Style: modern
Condition: excellent
Year Built: NaN
Energy Certificate: B-
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large sliding glass doorsprivate garden accessrooftop terrace with pergolalight wood accents

Score Breakdown

ROI
23.08
Visual Appeal
15
Ownership Security
13
Location
8.4
Land & Space
3.45
Rental Demand
5.43
Payback Speed
5
STR Suitability
4

Description

3-bedroom villa with 132 sqm of gross private area, a rooftop/terrace of 53 sqm, one parking space, located within a 5 minute' walk from the beach, in the White Shell condominium, in Porches, Algarve. The villa consists of three bedrooms, one of which is en-suite, two bathrooms (one full), a fully equipped kitchen, and

Location

📍 37.1200°N, 8.3900°W

· Lagoa/Carvoeiro, Algarve, Portugal

Visit JLL Residential Portugal →Listed via Idealista.pt
3-bedroom freehold villa in Lagoa/Carvoeiro — photo 1 of 5
JLL Residential Portugal
3-bedroom freehold villa in Lagoa/Carvoeiro — photo 2 of 5
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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 Aldeamento de Porches, Porches

Lagoa/Carvoeiro · Central Algarve · Ref BF-86 Source verified · JLL Residential Portugal · listed 3 Jun 2026
Asking price · Freehold
$733,696
View original listing
Ownership
Freehold
Bedrooms
3
Bathrooms
3
Built area
132 m²
Land
132 m²
True net yield
7.0%
≈ $8,045/mo net after costs & tax
5-yr total return (net + appreciation)
13.9% / yr avg
Payback in ~14 yrs from rent
Brixfox Score 77 · 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: NaN
Energy: B-
Condition: excellent

Description

3-bedroom villa with 132 sqm of gross private area, a rooftop/terrace of 53 sqm, one parking space, located within a 5 minute' walk from the beach, in the White Shell condominium, in Porches, Algarve. The villa consists of three bedrooms, one of which is en-suite, two bathrooms (one full), a fully equipped kitchen, and

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)
$644/night
50% ($296)Brixfox estimate($644/night)200% ($1186)
Occupancy
54%
10%Brixfox estimate(54%)100%

Short-Term Rental

Indicative
Yearly income
$61,463
Likely range $36,878 – $86,049
Airbnb data$644/night · 54% occupancy
Rental income
$644/night · 54% occ.
$118,199
Running costs (20%)
Utilities, cleaning, maintenance
-$23,640
Income tax (10%)
Indonesian rental income tax
-$33,096
Property tax
Annual property tax
-$0
Net income
8.4% ROI
$61,463

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

7.0%

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

Scenario
Pre-tax
After-tax
Owner-managed
11.6%
10.3%
Fully-managed
8.3%
7.0%
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

14.2%

Annual Revenue

$118,199

Income Tax / yr

$10,342

Payback

14 yrs

True All-In Cost
Asking price$733,696
IMT — transfer tax (non-resident 7.5%)$55,027
Stamp duty (0.8%)$5,870
Notary + registry$2,174
Legal$9,025
Furnishing + STR launch$27,174
All-in cost$832,965

Growth & Exit Strategy

How your investment grows over time

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

$5.6M$4.2M$2.8M$1.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $675K
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
$821K
+22%
Rental Income
+$300K
Total Position
$1.1M
+66%
10.7%/yr
Year 10
Capital Value
$999K
+48%
Rental Income
+$648K
Total Position
$1.6M
+144%
9.3%/yr
Year 20
Capital Value
$1.5M
+119%
Rental Income
+$1.5M
Total Position
$3.0M
+344%
7.7%/yr
Year 30
Capital Value
$2.2M
+224%
Rental Income
+$2.7M
Total Position
$4.9M
+623%
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
8.4% annual return
Occupancy
Average
54% average occupancy
Nightly Rate
Strong
$593 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
132 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.4% — outperforms most villas in this market
Premium nightly rate of $593 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 54% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

34% occ.
7.7%
$4,702/mo
44% occ.
9.9%
$6,074/mo
54% occ.
12.2%
$7,446/mo
current
64% occ.
14.4%
$8,819/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.