T3 flat in Rua Poeta António Aleixo, Bela Vista, Estômbar e Parchal
T3 flat in Rua Poeta António Aleixo, Bela Vista, Estômbar e Parchal — image 2T3 flat in Rua Poeta António Aleixo, Bela Vista, Estômbar e Parchal — image 3T3 flat in Rua Poeta António Aleixo, Bela Vista, Estômbar e Parchal — image 4T3 flat in Rua Poeta António Aleixo, Bela Vista, Estômbar e Parchal — image 5
Grade B+apartmentmid-range

T3 flat in Rua Poeta António Aleixo, Bela Vista, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve ·

€309,000

Asking Price (EUR)

11.3%

True Net Yield (Owner, all-in)

7.8%

True Net Yield (Managed, all-in)

17.3%

True Gross Yield

48%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 months ago and is currently at 16% 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: €63,411/yr
Average Daily Rate: €362
+7.0% vs area baselineImage quality 6/10 (-3%), Modern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 6.0 years
5-yr Capital Value: €406,021
10-yr Capital Value: €493,987
Brixfox Score: 74.2 / 100
Comparable Properties: 11
Data Confidence: 78%
Search Radius: 2 km

True Investment Cost

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

€366,179

+18.5% over asking

Asking price€309,000
IMT — Property transfer tax (investment schedule)€12,627
IS — Stamp duty (0.8%)€2,472
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,635
Total acquisition costs€20,984
Renovation (est. €55/m² × 109 m²)
Light touch-ups — paint, fixtures, deep clean.		€5,995
(€3,270–€8,720)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€30,200
All-in investment (incl. renovation & furnishing)€366,179

Gross yield (asking price)

20.5%

True gross yield (all-in)

17.3%

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: 3
Bathrooms: 2
Building: 109 m²
Style: contemporary
Condition: good
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

dark accent wall in living area

Score Breakdown

ROI
25
Visual Appeal
10.8
Ownership Security
13
Location
8.4
Land & Space
4.18
Rental Demand
4.79
Payback Speed
5
STR Suitability
3

Description

Spacious and bright 3-bedroom apartment with 109 m² of floor space and unobstructed views over Portimão and the River Arade. The property has a spacious living area, a fully equipped kitchen and excellent sun exposure, providing a comfortable and functional environment. It also has three bedrooms, one of which is en s

Location

📍 37.1328°N, 8.5140°W

· Lagoa/Carvoeiro, Algarve, Portugal

View on Arnaut Consultores →Also on Idealista.pt
Idealista.pt
Lagoa/Carvoeiro / Central Algarve

T3 flat in Rua Poeta António Aleixo, Bela Vista, Estômbar e Parchal

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

Grade B+ investment — short-term rental yields 14.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score74
GradeB+
Brixfox Intelligence
74B+Strong
Score Breakdown
ROI & Yield81%
Capital Growth78%
Risk Profile75%
Market Demand74%

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
+19.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$85K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
14.1%
$3,946/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
5 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
7.1 yr
Rental only

Property details

Energy: C
Condition: good

Description

Spacious and bright 3-bedroom apartment with 109 m² of floor space and unobstructed views over Portimão and the River Arade. The property has a spacious living area, a fully equipped kitchen and excellent sun exposure, providing a comfortable and functional environment. It also has three bedrooms, one of which is en s

Income Breakdown

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Nightly Rate (ADR)
$527/night
50% ($242)Brixfox estimate($527/night)200% ($970)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$47,355
Airbnb data$527/night · 48% occupancy
Rental income
$527/night · 48% occ.
$92,198
Running costs (20%)
Utilities, cleaning, maintenance
-$18,440
Income tax (10%)
Indonesian rental income tax
-$25,815
Property tax
Annual property tax
-$588
Net income
14.1% ROI
$47,355

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$335,870
IMT (transfer tax, investment schedule)$13,725
Imposto de Selo (stamp duty)$2,687
Notary & registration$1,359
Legal / due diligence$5,038
Total acquisition costs$22,809
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$6,516
($3,554–$9,478)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$398,021

Gross yield (asking)

27.5%

True gross yield (all-in)

23.2%

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.

$3.5M$2.7M$1.8M$884K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $309K
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 7: rental income alone has repaid the full purchase price.
2x return
Year 6: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$376K
+22%
Rental Income
+$231K
Total Position
$607K
+97%
14.5%/yr
Year 10
Capital Value
$457K
+48%
Rental Income
+$499K
Total Position
$957K
+210%
12.0%/yr
Year 20
Capital Value
$677K
+119%
Rental Income
+$1.2M
Total Position
$1.8M
+498%
9.4%/yr
Year 30
Capital Value
$1.0M
+224%
Rental Income
+$2.1M
Total Position
$3.1M
+895%
8.0%/yr

Location

Lagoa/Carvoeiro

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
14.1% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Strong
$485 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 14.1% — outperforms most villas in this market
Premium nightly rate of $485 — 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 48% — 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.
11.8%
$3,317/mo
40% occ.
15.9%
$4,438/mo
48% occ.
19.0%
$5,329/mo
current
58% occ.
23.0%
$6,451/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.