Detached house, Vilana Aldeamento Turistico, Porches, Lagoa (Algarve)
Detached house, Vilana Aldeamento Turistico, Porches, Lagoa (Algarve) — image 2Detached house, Vilana Aldeamento Turistico, Porches, Lagoa (Algarve) — image 3Detached house, Vilana Aldeamento Turistico, Porches, Lagoa (Algarve) — image 4Detached house, Vilana Aldeamento Turistico, Porches, Lagoa (Algarve) — image 5
Grade Bvillamid-range

Detached house, Vilana Aldeamento Turistico, Porches, Lagoa (Algarve)

Lagoa/Carvoeiro · Central Algarve ·

€200,000

Asking Price (EUR)

5.8%

True Net Yield (Owner, all-in)

3.4%

True Net Yield (Managed, all-in)

8.8%

True Gross Yield

36%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.2 months ago and is currently at 19% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.76, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €21,477/yr
Average Daily Rate: €162
-10.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), No pool (-12%)
Payback Period: 32.2 years
5-yr Capital Value: €231,855
10-yr Capital Value: €268,783
Brixfox Score: 56.4 / 100
Comparable Properties: 10
Data Confidence: 64%
Search Radius: 3 km

True Investment Cost

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

€243,197

+21.6% over asking

Asking price€200,000
IMT — Property transfer tax (investment schedule)€4,997
IS — Stamp duty (0.8%)€1,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,000
Total acquisition costs€10,847
Renovation (est. €55/m² × 100 m²)
Light touch-ups — paint, fixtures, deep clean.		€5,500
(€3,000–€8,000)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€26,850
All-in investment (incl. renovation & furnishing)€243,197

Gross yield (asking price)

10.7%

True gross yield (all-in)

8.8%

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: 2
Bathrooms: 1
Building: 100 m²
Land: 160 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

yellow and white facadecobblestone drivewaytraditional tiled roof

Score Breakdown

ROI
11.89
Visual Appeal
8.8
Ownership Security
13
Location
8.4
Land & Space
4.69
Rental Demand
3.62
Payback Speed
2
STR Suitability
4

Description

Investment opportunity in Porches, with potential for appreciation through rehabilitation. Complex composed of 9 units, sold in its current state, with the possibility of individual acquisition, of several units, or of the entire asset. Asset composition: 6 lots available with T1/T2 and T3 units with areas between 5

Location

📍 37.1257°N, 8.3993°W

· Lagoa/Carvoeiro, Algarve, Portugal

View on NP-i →Also on Idealista.pt
Detached house, Vilana Aldeamento Turistico, Porches, Lagoa (Algarve)
Idealista.pt
Source verified

Detached house, Vilana Aldeamento Turistico, Porches, Lagoa (Algarve)

Lagoa/Carvoeiro · Central Algarve · Freehold · Ref BF-5335
Ownership
Freehold
Bedrooms
2
Bathrooms
1
Built area
100 m²
Land
160 m²
True net yield
3.1%
≈ $1,556/mo net after costs & tax
Brixfox Score 56 · B

Property details

Energy: D
Condition: good

Description

Investment opportunity in Porches, with potential for appreciation through rehabilitation. Complex composed of 9 units, sold in its current state, with the possibility of individual acquisition, of several units, or of the entire asset. Asset composition: 6 lots available with T1/T2 and T3 units with areas between 5

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)
$234/night
50% ($108)Brixfox estimate($234/night)200% ($430)
Occupancy
36%
10%Brixfox estimate(36%)100%

Short-Term Rental

Yearly income
$14,876
Airbnb data$234/night · 36% occupancy
Rental income
$234/night · 36% occ.
$28,608
Running costs (20%)
Utilities, cleaning, maintenance
-$5,722
Income tax (10%)
Indonesian rental income tax
-$8,010
Property tax
Annual property tax
-$0
Net income
6.8% ROI
$14,876

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

Airbnb Comp Analysis

No nearby Airbnb listings found

Investment Returns

After-tax net yield · all-in cost basis

Approx. location

Net Yield · Fully-Managed · After Tax

3.1%

on all-in cost of $268,793

Scenario
Pre-tax
After-tax
Owner-managed
7.0%
6.0%
Fully-managed
4.0%
3.1%
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

10.6%

Annual Revenue

$28,608

Income Tax / yr

$2,503

Payback

32 yrs

True All-In Cost
Asking price$217,391
IMT — transfer tax (non-resident 7.5%)$16,304
Stamp duty (0.8%)$1,739
Notary + registry$2,174
Legal$4,011
Furnishing + STR launch$27,174
All-in cost$268,793

Growth & Exit Strategy

How your investment grows over time

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

$1.5M$1.1M$747K$374K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $200K
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 13: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$243K
+22%
Rental Income
+$73K
Total Position
$316K
+58%
9.6%/yr
Year 10
Capital Value
$296K
+48%
Rental Income
+$157K
Total Position
$453K
+126%
8.5%/yr
Year 20
Capital Value
$438K
+119%
Rental Income
+$368K
Total Position
$806K
+303%
7.2%/yr
Year 30
Capital Value
$649K
+224%
Rental Income
+$651K
Total Position
$1.3M
+550%
6.4%/yr

Location

Lagoa/Carvoeiro

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.8% annual return
Occupancy
Weak
36% average occupancy
Nightly Rate
Strong
$215 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Average
160 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $215 — 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 36% — 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

30% occ.
8.2%
$1,493/mo
40% occ.
11.0%
$1,991/mo
36% occ.
9.9%
$1,802/mo
current
46% occ.
12.7%
$2,300/mo

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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.

Asking price · Freehold
$217,391
3.1%
Net yield
View original listing
Source verified · Idealista.pt · listed 2 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.