T1 flat in Rua João Paulo II, 1, Mato Serrão - Vale da Lapa - Vale Currais, Lagoa e Carvoeiro
T1 flat in Rua João Paulo II, 1, Mato Serrão - Vale da Lapa - Vale Currais, Lagoa e Carvoeiro — image 2T1 flat in Rua João Paulo II, 1, Mato Serrão - Vale da Lapa - Vale Currais, Lagoa e Carvoeiro — image 3T1 flat in Rua João Paulo II, 1, Mato Serrão - Vale da Lapa - Vale Currais, Lagoa e Carvoeiro — image 4T1 flat in Rua João Paulo II, 1, Mato Serrão - Vale da Lapa - Vale Currais, Lagoa e Carvoeiro — image 5
Grade B+apartmentluxury

T1 flat in Rua João Paulo II, 1, Mato Serrão - Vale da Lapa - Vale Currais, Lagoa e Carvoeiro

Lagoa/Carvoeiro · Central Algarve ·

€322,000

Asking Price (EUR)

6.6%

True Net Yield (Owner, all-in)

4.6%

True Net Yield (Managed, all-in)

10.1%

True Gross Yield

58%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 months ago and is currently at 17% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.75, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €38,145/yr
Average Daily Rate: €181
+33.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 10.5 years
5-yr Capital Value: €423,103
10-yr Capital Value: €514,770
Brixfox Score: 73.9 / 100
Comparable Properties: 44
Data Confidence: 91%
Search Radius: 2 km

True Investment Cost

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

€377,846

+17.3% over asking

Asking price€322,000
IMT — Property transfer tax (investment schedule)€13,590
IS — Stamp duty (0.8%)€2,576
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,830
Total acquisition costs€22,246
Renovation€0 — move-in ready
Furnishing & STR launch (1bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€33,600
All-in investment (incl. renovation & furnishing)€377,846

Gross yield (asking price)

11.8%

True gross yield (all-in)

10.1%

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: 1
Bathrooms: 2
Building: 78 m²
Land: 78 m²
Style: contemporary
Condition: excellent
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

private balcony with garden viewmodern bathroom with marble finishesspacious bedrooms with contemporary decor

Score Breakdown

ROI
22.4
Visual Appeal
12.6
Ownership Security
13
Location
10.56
Land & Space
2.58
Rental Demand
5.77
Payback Speed
4
STR Suitability
3

Description

Monte Santo Resort in Carvoeiro is in perfect harmony with nature, designed to offer a perfect balance between comfort and relaxed luxury. It is a family destination, ideal for relaxing near the beach, with access to various sports and leisure activities. It is 2 km from the center of Carvoeiro, 4 km from Lagoa and is

Location

📍 37.0940°N, 8.4720°W

· Lagoa/Carvoeiro, Algarve, Portugal

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Idealista.pt
Lagoa/Carvoeiro / Central Algarve

T1 flat in Rua João Paulo II, 1, Mato Serrão - Vale da Lapa - Vale Currais, Lagoa e Carvoeiro

Inventory
1 Beds
Bathrooms
2 Baths
Built Area
78 m²
Land Plot
78 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 8.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score74
GradeB+
Brixfox Intelligence
74B+Strong
Score Breakdown
ROI & Yield81%
Capital Growth78%
Risk Profile75%
Market Demand74%

The Brixfox Score is our proprietary AI-powered rating that evaluates rental ROI, capital appreciation potential, risk factors, and local market dynamics to give you a single investment quality metric.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+13.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$89K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.0%
$2,343/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
12.5 yr
Rental only

Property details

Condition: excellent

Description

Monte Santo Resort in Carvoeiro is in perfect harmony with nature, designed to offer a perfect balance between comfort and relaxed luxury. It is a family destination, ideal for relaxing near the beach, with access to various sports and leisure activities. It is 2 km from the center of Carvoeiro, 4 km from Lagoa and is

Income Breakdown

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Nightly Rate (ADR)
$262/night
50% ($121)Brixfox estimate($262/night)200% ($482)
Occupancy
58%
10%Brixfox estimate(58%)100%

Short-Term Rental

Yearly income
$28,110
Airbnb data$262/night · 58% occupancy
Rental income
$262/night · 58% occ.
$55,236
Running costs (20%)
Utilities, cleaning, maintenance
-$11,047
Income tax (10%)
Indonesian rental income tax
-$15,466
Property tax
Annual property tax
-$613
Net income
8.0% ROI
$28,110

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$350,000
IMT (transfer tax, investment schedule)$14,772
Imposto de Selo (stamp duty)$2,800
Notary & registration$1,359
Legal / due diligence$5,250
Total acquisition costs$24,180
RenovationMove-in ready
Furnishing & STR launch
1bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$36,522
All-in investment$410,702

Gross yield (asking)

15.8%

True gross yield (all-in)

13.4%

Estimates use Portugal's standard transfer tax + typical legal/notary defaults. Verify with local counsel before committing — actual fees vary by deal structure.

Growth & Exit Strategy

How your investment grows over time

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

$2.6M$2.0M$1.3M$654K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $322K
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
$392K
+22%
Rental Income
+$137K
Total Position
$529K
+64%
10.4%/yr
Year 10
Capital Value
$477K
+48%
Rental Income
+$296K
Total Position
$773K
+140%
9.2%/yr
Year 20
Capital Value
$706K
+119%
Rental Income
+$695K
Total Position
$1.4M
+335%
7.6%/yr
Year 30
Capital Value
$1.0M
+224%
Rental Income
+$1.2M
Total Position
$2.3M
+606%
6.7%/yr

Location

Lagoa/Carvoeiro

Central Algarve, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.0% annual return
Occupancy
Average
58% average occupancy
Nightly Rate
Strong
$241 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
78 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.0% — outperforms most villas in this market
Premium nightly rate of $241 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 58% — 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

38% occ.
7.0%
$2,055/mo
48% occ.
9.0%
$2,613/mo
58% occ.
10.9%
$3,171/mo
current
68% occ.
12.8%
$3,729/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. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Portugal may impact actual yields.