T3 flat in Ferragudo, Lagoa (Algarve)
T3 flat in Ferragudo, Lagoa (Algarve) — image 2T3 flat in Ferragudo, Lagoa (Algarve) — image 3T3 flat in Ferragudo, Lagoa (Algarve) — image 4T3 flat in Ferragudo, Lagoa (Algarve) — image 5
Grade Aapartmentmid-range

T3 flat in Ferragudo, Lagoa (Algarve)

Lagoa/Carvoeiro · Central Algarve ·

€549,000

Asking Price (EUR)

7.9%

True Net Yield (Owner, all-in)

5.5%

True Net Yield (Managed, all-in)

12.2%

True Gross Yield

55%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €77,194/yr
Average Daily Rate: €386
+10.0% vs area baselineModern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 8.8 years
5-yr Capital Value: €721,378
10-yr Capital Value: €877,666
Brixfox Score: 76 / 100
Comparable Properties: 9
Data Confidence: 78%
Search Radius: 2 km

True Investment Cost

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

€633,902

+15.5% over asking

Asking price€549,000
IMT — Property transfer tax (investment schedule)€31,750
IS — Stamp duty (0.8%)€4,392
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,235
Total acquisition costs€45,627
Renovation (est. €55/m² × 165 m²)
Light touch-ups — paint, fixtures, deep clean.		€9,075
(€4,950–€13,200)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€30,200
All-in investment (incl. renovation & furnishing)€633,902

Gross yield (asking price)

14.1%

True gross yield (all-in)

12.2%

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: 2
Building: 165 m²
Style: contemporary
Condition: good
Year Built: 2005
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large sliding glass doors to outdoor spaceintegrated desk area

Score Breakdown

ROI
24.68
Visual Appeal
12.2
Ownership Security
13
Location
8.4
Land & Space
5.3
Rental Demand
5.47
Payback Speed
4
STR Suitability
3

Description

You've just found your ideal luxury modern, spacious 165m2 T3 (3 bedroom) duplex apartment in the Algarve, with fantastic views, in a perfect location. Just 2min. walking distance away (130m) from wonderful beaches like Praia da Angrinha or 5min. (350m) from Praia Grande. And a short stroll into the quaint fishing vill

Location

📍 37.1190°N, 8.5195°W

· Lagoa/Carvoeiro, Algarve, Portugal

View on Engel & Völkers Portim​ão →Also on Idealista.pt
Idealista.pt
Lagoa/Carvoeiro / Central Algarve

T3 flat in Ferragudo, Lagoa (Algarve)

Inventory
3 Beds
Bathrooms
2 Baths
Built Area
165 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 9.7% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score76
GradeA
Brixfox Intelligence
76AExcellent
Score Breakdown
ROI & Yield84%
Capital Growth80%
Risk Profile77%
Market Demand76%

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
+15.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$152K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.7%
$4,806/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
10.3 yr
Rental only

Property details

Year built: 2005
Energy: C
Condition: good

Description

You've just found your ideal luxury modern, spacious 165m2 T3 (3 bedroom) duplex apartment in the Algarve, with fantastic views, in a perfect location. Just 2min. walking distance away (130m) from wonderful beaches like Praia da Angrinha or 5min. (350m) from Praia Grande. And a short stroll into the quaint fishing vill

Income Breakdown

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Nightly Rate (ADR)
$565/night
50% ($260)Brixfox estimate($565/night)200% ($1040)
Occupancy
55%
10%Brixfox estimate(55%)100%

Short-Term Rental

Yearly income
$57,676
Airbnb data$565/night · 55% occupancy
Rental income
$565/night · 55% occ.
$112,924
Running costs (20%)
Utilities, cleaning, maintenance
-$22,585
Income tax (10%)
Indonesian rental income tax
-$31,619
Property tax
Annual property tax
-$1,044
Net income
9.7% ROI
$57,676

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$596,739
IMT (transfer tax, investment schedule)$34,511
Imposto de Selo (stamp duty)$4,774
Notary & registration$1,359
Legal / due diligence$8,951
Total acquisition costs$49,595
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$9,864
($5,380–$14,348)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$689,024

Gross yield (asking)

18.9%

True gross yield (all-in)

16.4%

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.

$5.0M$3.7M$2.5M$1.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $549K
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 10: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$668K
+22%
Rental Income
+$282K
Total Position
$950K
+73%
11.6%/yr
Year 10
Capital Value
$813K
+48%
Rental Income
+$608K
Total Position
$1.4M
+159%
10.0%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$1.4M
Total Position
$2.6M
+379%
8.1%/yr
Year 30
Capital Value
$1.8M
+224%
Rental Income
+$2.5M
Total Position
$4.3M
+684%
7.1%/yr

Location

Lagoa/Carvoeiro

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
9.7% annual return
Occupancy
Average
55% average occupancy
Nightly Rate
Strong
$520 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 9.7% — outperforms most villas in this market
Premium nightly rate of $520 — 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 55% — 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

35% occ.
8.2%
$4,093/mo
45% occ.
10.7%
$5,296/mo
55% occ.
13.1%
$6,500/mo
current
65% occ.
15.5%
$7,704/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.