Detached house in Urbanização Areias Almas, Barracha, Porches
Detached house in Urbanização Areias Almas, Barracha, Porches — image 2Detached house in Urbanização Areias Almas, Barracha, Porches — image 3Detached house in Urbanização Areias Almas, Barracha, Porches — image 4Detached house in Urbanização Areias Almas, Barracha, Porches — image 5
Grade B+villamid-range

Detached house in Urbanização Areias Almas, Barracha, Porches

Lagoa/Carvoeiro · Central Algarve ·

€1.6M

Asking Price (EUR)

3.5%

True Net Yield (Owner, all-in)

2.4%

True Net Yield (Managed, all-in)

5.4%

True Gross Yield

45%

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: €97,476/yr
Average Daily Rate: €588
+5.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%)
Payback Period: 20.3 years
5-yr Capital Value: €2.1M
10-yr Capital Value: €2.6M
Brixfox Score: 69.1 / 100
Comparable Properties: 12
Data Confidence: 73%
Search Radius: 3 km

True Investment Cost

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

€1.8M

+13.2% over asking

Asking price€1.6M
IMT — Property transfer tax (investment schedule)€119,925
IS — Stamp duty (0.8%)€12,792
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€23,985
Total acquisition costs€157,952
Renovation (est. €55/m² × 246 m²)
Light touch-ups — paint, fixtures, deep clean.		€13,530
(€7,380–€19,680)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€40,050
All-in investment (incl. renovation & furnishing)€1.8M

Gross yield (asking price)

6.1%

True gross yield (all-in)

5.4%

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: 4
Bathrooms: 5
Building: 246 m²
Land: 1294 m²
Style: portuguese-traditional
Condition: good
Year Built: 2009
Energy Certificate: C
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

solar-panelsoutdoor-shower-stone-enclosure

Score Breakdown

ROI
15.38
Visual Appeal
11.8
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
4.54
Payback Speed
1
STR Suitability
3

Description

Exclusive 4-Bedroom Villa | Sea Views & Swimming Pool | Prime Location in Porches Set in one of the most peaceful and sought-after areas of the Algarve, between Porches and Armação de Pêra, this distinguished 4-bedroom villa offers a rare combination of privacy, comfort, and stunning sea views. Positioned on a genero

Location

📍 37.1200°N, 8.3900°W

· Lagoa/Carvoeiro, Algarve, Portugal

View on Palm Properties Portugal →Also on Idealista.pt
Idealista.pt
Lagoa/Carvoeiro / Central Algarve

Detached house in Urbanização Areias Almas, Barracha, Porches

Inventory
4 Beds
Bathrooms
5 Baths
Built Area
246 m²
Land Plot
1294 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 4.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score69
GradeB+
Brixfox Intelligence
69B+Strong
Score Breakdown
ROI & Yield76%
Capital Growth72%
Risk Profile71%
Market Demand69%

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
+9.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$442K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.1%
$5,926/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
24.4 yr
Rental only

Property details

Year built: 2009
Energy: C
Condition: good

Description

Exclusive 4-Bedroom Villa | Sea Views & Swimming Pool | Prime Location in Porches Set in one of the most peaceful and sought-after areas of the Algarve, between Porches and Armação de Pêra, this distinguished 4-bedroom villa offers a rare combination of privacy, comfort, and stunning sea views. Positioned on a genero

Income Breakdown

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Nightly Rate (ADR)
$860/night
50% ($396)Brixfox estimate($860/night)200% ($1583)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$71,110
Airbnb data$860/night · 45% occupancy
Rental income
$860/night · 45% occ.
$142,600
Running costs (20%)
Utilities, cleaning, maintenance
-$28,520
Income tax (10%)
Indonesian rental income tax
-$39,928
Property tax
Annual property tax
-$3,042
Net income
4.1% ROI
$71,110

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$1,738,043
IMT (transfer tax, investment schedule)$130,353
Imposto de Selo (stamp duty)$13,904
Notary & registration$1,359
Legal / due diligence$26,071
Total acquisition costs$171,687
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$14,707
($8,022–$21,391)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$41,359
All-in investment$1,965,796

Gross yield (asking)

8.2%

True gross yield (all-in)

7.3%

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.

$9.5M$7.2M$4.8M$2.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.6M
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 19: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.9M
+22%
Rental Income
+$347K
Total Position
$2.3M
+43%
7.5%/yr
Year 10
Capital Value
$2.4M
+48%
Rental Income
+$750K
Total Position
$3.1M
+95%
6.9%/yr
Year 20
Capital Value
$3.5M
+119%
Rental Income
+$1.8M
Total Position
$5.3M
+229%
6.1%/yr
Year 30
Capital Value
$5.2M
+224%
Rental Income
+$3.1M
Total Position
$8.3M
+419%
5.6%/yr

Location

Lagoa/Carvoeiro

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.1% annual return
Occupancy
Average
45% average occupancy
Nightly Rate
Strong
$792 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
1294 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $792 — positioned in the top tier
Generous 1294 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
Yield of 4.1% is near the market average — model your cashflow carefully

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
3.6%
$5,242/mo
40% occ.
4.9%
$7,074/mo
45% occ.
5.6%
$8,065/mo
current
55% occ.
6.8%
$9,897/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.