T2 flat in Rua dos Crastos, Nn, Porches, Lagoa (Algarve)
T2 flat in Rua dos Crastos, Nn, Porches, Lagoa (Algarve) — image 2T2 flat in Rua dos Crastos, Nn, Porches, Lagoa (Algarve) — image 3T2 flat in Rua dos Crastos, Nn, Porches, Lagoa (Algarve) — image 4T2 flat in Rua dos Crastos, Nn, Porches, Lagoa (Algarve) — image 5
Grade C+apartmentluxury

T2 flat in Rua dos Crastos, Nn, Porches, Lagoa (Algarve)

Lagoa/Carvoeiro · Central Algarve ·

€605,000

Asking Price (EUR)

2.1%

True Net Yield (Owner, all-in)

1.5%

True Net Yield (Managed, all-in)

3.3%

True Gross Yield

43%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.2 months ago and is currently at 10% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.73, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €22,684/yr
Average Daily Rate: €146
Payback Period: 32.4 years
5-yr Capital Value: €794,961
10-yr Capital Value: €967,192
Brixfox Score: 54.3 / 100
Comparable Properties: 11
Data Confidence: 74%
Search Radius: 2 km

True Investment Cost

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

€696,345

+15.1% over asking

Asking price€605,000
IMT — Property transfer tax (investment schedule)€36,230
IS — Stamp duty (0.8%)€4,840
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€9,075
Total acquisition costs€51,395
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€39,950
All-in investment (incl. renovation & furnishing)€696,345

Gross yield (asking price)

3.8%

True gross yield (all-in)

3.3%

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
Building: 112 m²
Style: modern
Condition: excellent
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

flat roofs with pergolaslarge sliding glass doorsminimalist facade

Score Breakdown

ROI
11.39
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
4.24
Rental Demand
4.26
Payback Speed
0
STR Suitability
3

Description

2-bedroom apartment, new, with 112 sqm (gross floor area), 1 parking space, balcony and terrace in the White Shell development, in Porches, Algarve. The White Shell project, an eco-friendly resort with fifty-five 1 to 3-bedroom apartments featuring a contemporary design, is located near the beautiful beaches of the Al

Location

📍 37.1200°N, 8.3900°W

· Lagoa/Carvoeiro, Algarve, Portugal

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Idealista.pt
Lagoa/Carvoeiro / Central Algarve

T2 flat in Rua dos Crastos, Nn, Porches, Lagoa (Algarve)

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

Grade C+ investment — short-term rental yields 2.5% net return annually.

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The Investment

Brixfox Score54
GradeC+
Brixfox Intelligence
54C+Moderate
Score Breakdown
ROI & Yield59%
Capital Growth57%
Risk Profile56%
Market Demand54%

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
+8.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$167K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.5%
$1,366/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
40.1 yr
Rental only

Property details

Condition: excellent

Description

2-bedroom apartment, new, with 112 sqm (gross floor area), 1 parking space, balcony and terrace in the White Shell development, in Porches, Algarve. The White Shell project, an eco-friendly resort with fifty-five 1 to 3-bedroom apartments featuring a contemporary design, is located near the beautiful beaches of the Al

Income Breakdown

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Nightly Rate (ADR)
$217/night
50% ($100)Brixfox estimate($217/night)200% ($399)
Occupancy
43%
10%Brixfox estimate(43%)100%

Short-Term Rental

Yearly income
$16,397
Airbnb data$217/night · 43% occupancy
Rental income
$217/night · 43% occ.
$33,746
Running costs (20%)
Utilities, cleaning, maintenance
-$6,749
Income tax (10%)
Indonesian rental income tax
-$9,449
Property tax
Annual property tax
-$1,151
Net income
2.5% ROI
$16,397

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$657,609
IMT (transfer tax, investment schedule)$39,380
Imposto de Selo (stamp duty)$5,261
Notary & registration$1,359
Legal / due diligence$9,864
Total acquisition costs$55,864
RenovationMove-in ready
Furnishing & STR launch
2bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$43,424
All-in investment$756,897

Gross yield (asking)

5.1%

True gross yield (all-in)

4.5%

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.

$3.1M$2.3M$1.5M$770K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $605K
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
$736K
+22%
Rental Income
+$80K
Total Position
$816K
+35%
6.2%/yr
Year 10
Capital Value
$896K
+48%
Rental Income
+$173K
Total Position
$1.1M
+77%
5.9%/yr
Year 20
Capital Value
$1.3M
+119%
Rental Income
+$405K
Total Position
$1.7M
+186%
5.4%/yr
Year 30
Capital Value
$2.0M
+224%
Rental Income
+$718K
Total Position
$2.7M
+343%
5.1%/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
Weak
2.5% annual return
Occupancy
Weak
43% average occupancy
Nightly Rate
Good
$200 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.5% 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.
2.4%
$1,290/mo
40% occ.
3.2%
$1,752/mo
43% occ.
3.4%
$1,873/mo
current
53% occ.
4.3%
$2,334/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.