T2 flat, Urbanização Fazenda Grande, Mexilhoeira da Carregação, Estômbar e Parchal
T2 flat, Urbanização Fazenda Grande, Mexilhoeira da Carregação, Estômbar e Parchal — image 2T2 flat, Urbanização Fazenda Grande, Mexilhoeira da Carregação, Estômbar e Parchal — image 3T2 flat, Urbanização Fazenda Grande, Mexilhoeira da Carregação, Estômbar e Parchal — image 4T2 flat, Urbanização Fazenda Grande, Mexilhoeira da Carregação, Estômbar e Parchal — image 5
Grade Bapartmentbudget

T2 flat, Urbanização Fazenda Grande, Mexilhoeira da Carregação, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve ·

€305,000

Asking Price (EUR)

3.4%

True Net Yield (Owner, all-in)

2.3%

True Net Yield (Managed, all-in)

5.2%

True Gross Yield

30%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.8 months ago and is currently at 15% 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: €18,114/yr
Average Daily Rate: €163
Payback Period: 20.8 years
5-yr Capital Value: €400,765
10-yr Capital Value: €487,592
Brixfox Score: 57.9 / 100
Comparable Properties: 5
Data Confidence: 77%
Search Radius: 2 km

True Investment Cost

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

€348,787

+14.4% over asking

Asking price€305,000
IMT — Property transfer tax (investment schedule)€12,347
IS — Stamp duty (0.8%)€2,440
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,575
Total acquisition costs€20,612
Renovation (est. €55/m² × 115 m²)
Light touch-ups — paint, fixtures, deep clean.		€6,325
(€3,450–€9,200)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€16,850
All-in investment (incl. renovation & furnishing)€348,787

Gross yield (asking price)

5.9%

True gross yield (all-in)

5.2%

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: 2
Bathrooms: 2
Building: 115 m²
Style: dated
Condition: good
Energy Certificate: E
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AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
15.18
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
4.3
Rental Demand
3.05
Payback Speed
1
STR Suitability
3

Description

Magnificent 2 Bedroom Apartment in a Quiet Area of Estômbar We present this excellent 2 bedroom flat, with very large areas and in excellent condition, showing little use. Located on the second floor of a building with a lift, this property stands out for its luminosity, comfort and privacy. Inserted in a quiet and p

Location

📍 37.1440°N, 8.5097°W

· Lagoa/Carvoeiro, Algarve, Portugal

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Idealista.pt
Lagoa/Carvoeiro / Central Algarve

T2 flat, Urbanização Fazenda Grande, Mexilhoeira da Carregação, Estômbar e Parchal

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

Grade B investment — short-term rental yields 4.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score58
GradeB
Brixfox Intelligence
58BStrong
Score Breakdown
ROI & Yield64%
Capital Growth61%
Risk Profile60%
Market Demand58%

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
+9.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$84K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.0%
$1,098/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
25.2 yr
Rental only

Property details

Energy: E
Condition: good

Description

Magnificent 2 Bedroom Apartment in a Quiet Area of Estômbar We present this excellent 2 bedroom flat, with very large areas and in excellent condition, showing little use. Located on the second floor of a building with a lift, this property stands out for its luminosity, comfort and privacy. Inserted in a quiet and p

Income Breakdown

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Nightly Rate (ADR)
$238/night
50% ($109)Brixfox estimate($238/night)200% ($438)
Occupancy
30%
10%Brixfox estimate(30%)100%

Short-Term Rental

Yearly income
$13,176
Airbnb data$238/night · 30% occupancy
Rental income
$238/night · 30% occ.
$26,454
Running costs (20%)
Utilities, cleaning, maintenance
-$5,291
Income tax (10%)
Indonesian rental income tax
-$7,407
Property tax
Annual property tax
-$580
Net income
4.0% ROI
$13,176

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$331,522
IMT (transfer tax, investment schedule)$13,421
Imposto de Selo (stamp duty)$2,652
Notary & registration$1,359
Legal / due diligence$4,973
Total acquisition costs$22,404
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$6,875
($3,750–$10,000)
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$18,315
All-in investment$379,116

Gross yield (asking)

8.0%

True gross yield (all-in)

7.0%

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.

$1.8M$1.4M$900K$450K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $305K
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 20: 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
$371K
+22%
Rental Income
+$64K
Total Position
$435K
+43%
7.4%/yr
Year 10
Capital Value
$451K
+48%
Rental Income
+$139K
Total Position
$590K
+94%
6.8%/yr
Year 20
Capital Value
$668K
+119%
Rental Income
+$326K
Total Position
$994K
+226%
6.1%/yr
Year 30
Capital Value
$989K
+224%
Rental Income
+$577K
Total Position
$1.6M
+413%
5.6%/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
Average
4.0% annual return
Occupancy
Weak
30% average occupancy
Nightly Rate
Strong
$219 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $219 — 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 4.0% 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.
5.3%
$1,471/mo
current
40% occ.
7.2%
$1,978/mo
30% occ.
5.4%
$1,495/mo
current
40% occ.
7.2%
$2,001/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.