T2 flat in Rua João Paulo II, 1, Mato Serrão - Vale da Lapa - Vale Currais, Lagoa e Carvoeiro
T2 flat in Rua João Paulo II, 1, Mato Serrão - Vale da Lapa - Vale Currais, Lagoa e Carvoeiro — image 2T2 flat in Rua João Paulo II, 1, Mato Serrão - Vale da Lapa - Vale Currais, Lagoa e Carvoeiro — image 3T2 flat in Rua João Paulo II, 1, Mato Serrão - Vale da Lapa - Vale Currais, Lagoa e Carvoeiro — image 4T2 flat in Rua João Paulo II, 1, Mato Serrão - Vale da Lapa - Vale Currais, Lagoa e Carvoeiro — image 5
Grade B+apartmentluxury

T2 flat in Rua João Paulo II, 1, Mato Serrão - Vale da Lapa - Vale Currais, Lagoa e Carvoeiro

Lagoa/Carvoeiro · Central Algarve ·

€462,000

Asking Price (EUR)

5.6%

True Net Yield (Owner, all-in)

3.9%

True Net Yield (Managed, all-in)

8.6%

True Gross Yield

51%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% 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: €46,661/yr
Average Daily Rate: €250
Payback Period: 12.2 years
5-yr Capital Value: €607,061
10-yr Capital Value: €738,583
Brixfox Score: 72.2 / 100
Comparable Properties: 64
Data Confidence: 92%
Search Radius: 2 km

True Investment Cost

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

€541,116

+17.1% over asking

Asking price€462,000
IMT — Property transfer tax (investment schedule)€24,790
IS — Stamp duty (0.8%)€3,696
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,930
Total acquisition costs€36,666
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€42,450
All-in investment (incl. renovation & furnishing)€541,116

Gross yield (asking price)

10.1%

True gross yield (all-in)

8.6%

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: 125 m²
Style: contemporary
Condition: excellent
Energy Certificate: B-
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

private patio with garden accessmarble-clad bathroomblue velvet headboard

Score Breakdown

ROI
20.38
Visual Appeal
12.6
Ownership Security
13
Location
10.56
Land & Space
4.5
Rental Demand
5.12
Payback Speed
3
STR Suitability
3

Description

Monte Santo Resort in Carvoeiro is in perfect harmony with nature, designed to offer a perfect balance between comfort and relaxed luxury. It is a family destination, ideal for relaxing near the beach, with access to various sports and leisure activities. It is 2 km from the center of Carvoeiro, 4 km from Lagoa and is

Location

📍 37.1054°N, 8.4699°W

· Lagoa/Carvoeiro, Algarve, Portugal

View on LUXIMOS Christie’s International Real Estate →Also on Idealista.pt
Idealista.pt
Lagoa/Carvoeiro / Central Algarve

T2 flat in Rua João Paulo II, 1, Mato Serrão - Vale da Lapa - Vale Currais, Lagoa e Carvoeiro

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

Grade B+ investment — short-term rental yields 6.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score72
GradeB+
Brixfox Intelligence
72B+Strong
Score Breakdown
ROI & Yield79%
Capital Growth76%
Risk Profile73%
Market Demand72%

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
+12.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$128K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.9%
$2,887/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
14.5 yr
Rental only

Property details

Energy: B-
Condition: excellent

Description

Monte Santo Resort in Carvoeiro is in perfect harmony with nature, designed to offer a perfect balance between comfort and relaxed luxury. It is a family destination, ideal for relaxing near the beach, with access to various sports and leisure activities. It is 2 km from the center of Carvoeiro, 4 km from Lagoa and is

Income Breakdown

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Nightly Rate (ADR)
$365/night
50% ($168)Brixfox estimate($365/night)200% ($672)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$34,642
Airbnb data$365/night · 51% occupancy
Rental income
$365/night · 51% occ.
$68,309
Running costs (20%)
Utilities, cleaning, maintenance
-$13,662
Income tax (10%)
Indonesian rental income tax
-$19,126
Property tax
Annual property tax
-$879
Net income
6.9% ROI
$34,642

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$502,174
IMT (transfer tax, investment schedule)$26,946
Imposto de Selo (stamp duty)$4,017
Notary & registration$1,359
Legal / due diligence$7,533
Total acquisition costs$39,854
RenovationMove-in ready
Furnishing & STR launch
2bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$46,141
All-in investment$588,170

Gross yield (asking)

13.6%

True gross yield (all-in)

11.6%

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$2.6M$1.7M$867K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $462K
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 13: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$562K
+22%
Rental Income
+$169K
Total Position
$731K
+58%
9.6%/yr
Year 10
Capital Value
$684K
+48%
Rental Income
+$365K
Total Position
$1.0M
+127%
8.5%/yr
Year 20
Capital Value
$1.0M
+119%
Rental Income
+$856K
Total Position
$1.9M
+304%
7.2%/yr
Year 30
Capital Value
$1.5M
+224%
Rental Income
+$1.5M
Total Position
$3.0M
+553%
6.5%/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
Good
6.9% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Strong
$336 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 $336 — 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 51% — 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

31% occ.
5.6%
$2,355/mo
41% occ.
7.5%
$3,134/mo
51% occ.
9.3%
$3,912/mo
current
61% occ.
11.2%
$4,690/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.