Detached house in Rua Porches Velho, Porches
Detached house in Rua Porches Velho, Porches — image 2Detached house in Rua Porches Velho, Porches — image 3Detached house in Rua Porches Velho, Porches — image 4Detached house in Rua Porches Velho, Porches — image 5
Grade B+villaluxury

Detached house in Rua Porches Velho, Porches

Lagoa/Carvoeiro · Central Algarve ·

€1.9M

Asking Price (EUR)

3.7%

True Net Yield (Owner, all-in)

2.6%

True Net Yield (Managed, all-in)

5.8%

True Gross Yield

48%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 months ago and is currently at 17% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.75, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €126,793/yr
Average Daily Rate: €731
+33.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 19.2 years
5-yr Capital Value: €2.6M
10-yr Capital Value: €3.1M
Brixfox Score: 73.1 / 100
Comparable Properties: 12
Data Confidence: 74%
Search Radius: 3 km

True Investment Cost

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

€2.2M

+13.1% over asking

Asking price€1.9M
IMT — Property transfer tax (investment schedule)€146,250
IS — Stamp duty (0.8%)€15,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€29,250
Total acquisition costs€192,350
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€62,150
All-in investment (incl. renovation & furnishing)€2.2M

Gross yield (asking price)

6.5%

True gross yield (all-in)

5.8%

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: 4
Bathrooms: 5
Building: 228 m²
Land: 10000 m²
Style: contemporary
Condition: excellent
Year Built: 2019
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity poolmulti-level terracesstone accent wallssolar panels

Score Breakdown

ROI
15.79
Visual Appeal
14.2
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
4.75
Payback Speed
2
STR Suitability
3

Description

This detached 4-bedroom single-storey villa, featuring a pool, basement/garage, and a built area of 228 m² on a 10,000 m² plot of land, offers stunning sea views from the roof terrace. The property has a private drive way and access and is located in a quiet area and yet in a relatively central location in Porches Velh

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 Rua Porches Velho, Porches

Inventory
4 Beds
Bathrooms
5 Baths
Built Area
228 m²
Land Plot
10000 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 4.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score73
GradeB+
Brixfox Intelligence
73B+Strong
Score Breakdown
ROI & Yield80%
Capital Growth77%
Risk Profile74%
Market Demand73%

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
+9.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$539K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.3%
$7,630/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
23.2 yr
Rental only

Property details

Year built: 2019
Energy: A
Condition: excellent

Description

This detached 4-bedroom single-storey villa, featuring a pool, basement/garage, and a built area of 228 m² on a 10,000 m² plot of land, offers stunning sea views from the roof terrace. The property has a private drive way and access and is located in a quiet area and yet in a relatively central location in Porches Velh

Income Breakdown

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Nightly Rate (ADR)
$1,057/night
50% ($486)Brixfox estimate($1,057/night)200% ($1944)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$91,558
Airbnb data$1,057/night · 48% occupancy
Rental income
$1,057/night · 48% occ.
$183,205
Running costs (20%)
Utilities, cleaning, maintenance
-$36,641
Income tax (10%)
Indonesian rental income tax
-$51,298
Property tax
Annual property tax
-$3,709
Net income
4.3% ROI
$91,558

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$2,119,565
IMT (transfer tax, investment schedule)$158,967
Imposto de Selo (stamp duty)$16,957
Notary & registration$1,359
Legal / due diligence$31,793
Total acquisition costs$209,076
RenovationMove-in ready
Furnishing & STR launch
4bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$65,380
All-in investment$2,394,022

Gross yield (asking)

8.6%

True gross yield (all-in)

7.7%

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.

$11.9M$8.9M$5.9M$3.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.9M
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 18: 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
$2.4M
+22%
Rental Income
+$447K
Total Position
$2.8M
+45%
7.7%/yr
Year 10
Capital Value
$2.9M
+48%
Rental Income
+$966K
Total Position
$3.9M
+98%
7.0%/yr
Year 20
Capital Value
$4.3M
+119%
Rental Income
+$2.3M
Total Position
$6.5M
+235%
6.2%/yr
Year 30
Capital Value
$6.3M
+224%
Rental Income
+$4.0M
Total Position
$10.3M
+430%
5.7%/yr

Location

Lagoa/Carvoeiro

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.3% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Strong
$972 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
10000 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $972 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 10000 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.3% 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%
$6,440/mo
40% occ.
4.9%
$8,690/mo
48% occ.
5.9%
$10,377/mo
current
58% occ.
7.1%
$12,627/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.