T2 flat in Rua de Vilana, Porches, Lagoa (Algarve)
T2 flat in Rua de Vilana, Porches, Lagoa (Algarve) — image 2T2 flat in Rua de Vilana, Porches, Lagoa (Algarve) — image 3T2 flat in Rua de Vilana, Porches, Lagoa (Algarve) — image 4T2 flat in Rua de Vilana, Porches, Lagoa (Algarve) — image 5
Grade C+apartmentmid-range

T2 flat in Rua de Vilana, Porches, Lagoa (Algarve)

Lagoa/Carvoeiro · Central Algarve ·

€295,000

Asking Price (EUR)

2.1%

True Net Yield (Owner, all-in)

1.0%

True Net Yield (Managed, all-in)

3.5%

True Gross Yield

19%

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: €11,967/yr
Average Daily Rate: €175
+13.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 113.3 years
5-yr Capital Value: €341,986
10-yr Capital Value: €396,455
Brixfox Score: 46.9 / 100
Comparable Properties: 5
Data Confidence: 76%
Search Radius: 2 km

True Investment Cost

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

€339,532

+15.1% over asking

Asking price€295,000
IMT — Property transfer tax (investment schedule)€11,647
IS — Stamp duty (0.8%)€2,360
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,425
Total acquisition costs€19,682
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€24,850
All-in investment (incl. renovation & furnishing)€339,532

Gross yield (asking price)

4.1%

True gross yield (all-in)

3.5%

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: 74 m²
Style: contemporary
Condition: excellent
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large sliding glass doors to balconyopen-plan living and dining areaneutral color palette with natural textures

Score Breakdown

ROI
3.52
Visual Appeal
12.6
Ownership Security
13
Location
8.4
Land & Space
3.48
Rental Demand
1.87
Payback Speed
0
STR Suitability
4

Description

T2 apartment in Porches, a few minutes from the beach, currently undergoing total renovation and will be delivered completely remodeled, with a modern coastal-inspired design. Ideal for own residence, holiday home, or investment with high potential in the Algarve. The apartment will feature a spacious open-plan socia

Location

📍 37.1235°N, 8.4022°W

· Lagoa/Carvoeiro, Algarve, Portugal

View on NP-i →Also on Idealista.pt
T2 flat in Rua de Vilana, Porches, Lagoa (Algarve)
Idealista.pt
Source verified

T2 flat in Rua de Vilana, Porches, Lagoa (Algarve)

Lagoa/Carvoeiro · Central Algarve · Freehold · Ref BF-5346
Ownership
Freehold
Bedrooms
2
Bathrooms
1
Built area
74 m²
True net yield
0.9%
≈ $802/mo net after costs & tax
Brixfox Score 47 · C+

Property details

Energy: D
Condition: excellent

Description

T2 apartment in Porches, a few minutes from the beach, currently undergoing total renovation and will be delivered completely remodeled, with a modern coastal-inspired design. Ideal for own residence, holiday home, or investment with high potential in the Algarve. The apartment will feature a spacious open-plan socia

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)
$252/night
50% ($116)Brixfox estimate($252/night)200% ($464)
Occupancy
19%
10%Brixfox estimate(19%)100%

Short-Term Rental

Yearly income
$8,289
Airbnb data$252/night · 19% occupancy
Rental income
$252/night · 19% occ.
$15,940
Running costs (20%)
Utilities, cleaning, maintenance
-$3,188
Income tax (10%)
Indonesian rental income tax
-$4,463
Property tax
Annual property tax
-$0
Net income
2.6% ROI
$8,289

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

0.9%

on all-in cost of $362,147

Scenario
Pre-tax
After-tax
Owner-managed
2.7%
2.3%
Fully-managed
1.3%
0.9%
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

4.4%

Annual Revenue

$15,940

Income Tax / yr

$1,395

Payback

—

True All-In Cost
Asking price$320,652
IMT — transfer tax (non-resident 7.5%)$24,049
Stamp duty (0.8%)$2,565
Notary + registry$2,174
Legal$4,011
Furnishing + STR launch$8,696
All-in cost$362,147

Growth & Exit Strategy

How your investment grows over time

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

$1.5M$1.1M$759K$379K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $295K
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 27: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$359K
+22%
Rental Income
+$40K
Total Position
$399K
+35%
6.2%/yr
Year 10
Capital Value
$437K
+48%
Rental Income
+$87K
Total Position
$524K
+78%
5.9%/yr
Year 20
Capital Value
$646K
+119%
Rental Income
+$205K
Total Position
$851K
+189%
5.4%/yr
Year 30
Capital Value
$957K
+224%
Rental Income
+$363K
Total Position
$1.3M
+347%
5.1%/yr

Location

Lagoa/Carvoeiro

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.6% annual return
Occupancy
Weak
19% average occupancy
Nightly Rate
Strong
$232 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $232 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.6% is below 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.
6.0%
$1,612/mo
40% occ.
8.0%
$2,149/mo
19% occ.
3.8%
$1,004/mo
current
29% occ.
5.8%
$1,542/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
$320,652
0.9%
Net yield
View original listing
Source verified · Idealista.pt · listed 2 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.