T3 flat in Rua João Paulo II, 1, Mato Serrão - Vale da Lapa - Vale Currais, Lagoa e Carvoeiro
T3 flat in Rua João Paulo II, 1, Mato Serrão - Vale da Lapa - Vale Currais, Lagoa e Carvoeiro — image 2T3 flat in Rua João Paulo II, 1, Mato Serrão - Vale da Lapa - Vale Currais, Lagoa e Carvoeiro — image 3T3 flat in Rua João Paulo II, 1, Mato Serrão - Vale da Lapa - Vale Currais, Lagoa e Carvoeiro — image 4T3 flat in Rua João Paulo II, 1, Mato Serrão - Vale da Lapa - Vale Currais, Lagoa e Carvoeiro — image 5
Grade Aapartmentluxury

T3 flat in Rua João Paulo II, 1, Mato Serrão - Vale da Lapa - Vale Currais, Lagoa e Carvoeiro

Lagoa/Carvoeiro · Central Algarve ·

€550,000

Asking Price (EUR)

8.4%

True Net Yield (Owner, all-in)

5.8%

True Net Yield (Managed, all-in)

12.9%

True Gross Yield

56%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 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: €83,336/yr
Average Daily Rate: €407
+33.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 8.2 years
5-yr Capital Value: €722,692
10-yr Capital Value: €879,265
Brixfox Score: 79 / 100
Comparable Properties: 21
Data Confidence: 91%
Search Radius: 2 km

True Investment Cost

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

€647,030

+17.6% over asking

Asking price€550,000
IMT — Property transfer tax (investment schedule)€31,830
IS — Stamp duty (0.8%)€4,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,250
Total acquisition costs€45,730
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€51,300
All-in investment (incl. renovation & furnishing)€647,030

Gross yield (asking price)

15.2%

True gross yield (all-in)

12.9%

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: 3
Building: 161 m²
Style: contemporary
Condition: excellent
Energy Certificate: B-
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

open-plan living area with garden accessmodern bathroom with large soaking tub and vessel sinkwell-appointed bedrooms with comfortable bedding

Score Breakdown

ROI
25
Visual Appeal
12.6
Ownership Security
13
Location
10.56
Land & Space
5.22
Rental Demand
5.6
Payback Speed
4
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

T3 flat in Rua João Paulo II, 1, Mato Serrão - Vale da Lapa - Vale Currais, Lagoa e Carvoeiro

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

Grade A investment — short-term rental yields 10.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score79
GradeA
Brixfox Intelligence
79AExcellent
Score Breakdown
ROI & Yield87%
Capital Growth83%
Risk Profile80%
Market Demand79%

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
+15.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$152K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.3%
$5,153/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.7 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)
$591/night
50% ($272)Brixfox estimate($591/night)200% ($1088)
Occupancy
56%
10%Brixfox estimate(56%)100%

Short-Term Rental

Yearly income
$61,839
Airbnb data$591/night · 56% occupancy
Rental income
$591/night · 56% occ.
$120,934
Running costs (20%)
Utilities, cleaning, maintenance
-$24,187
Income tax (10%)
Indonesian rental income tax
-$33,861
Property tax
Annual property tax
-$1,046
Net income
10.3% ROI
$61,839

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$597,826
IMT (transfer tax, investment schedule)$34,598
Imposto de Selo (stamp duty)$4,783
Notary & registration$1,359
Legal / due diligence$8,967
Total acquisition costs$49,707
RenovationMove-in ready
Furnishing & STR launch
3bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$55,761
All-in investment$703,293

Gross yield (asking)

20.2%

True gross yield (all-in)

17.2%

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.

$5.2M$3.9M$2.6M$1.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $550K
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 9: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$669K
+22%
Rental Income
+$302K
Total Position
$971K
+77%
12.0%/yr
Year 10
Capital Value
$814K
+48%
Rental Income
+$652K
Total Position
$1.5M
+167%
10.3%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$1.5M
Total Position
$2.7M
+397%
8.3%/yr
Year 30
Capital Value
$1.8M
+224%
Rental Income
+$2.7M
Total Position
$4.5M
+716%
7.3%/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
Strong
10.3% annual return
Occupancy
Average
56% average occupancy
Nightly Rate
Strong
$544 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

High rental yield at 10.3% — outperforms most villas in this market
Premium nightly rate of $544 — 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 56% — 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

36% occ.
8.9%
$4,450/mo
46% occ.
11.5%
$5,709/mo
56% occ.
14.0%
$6,967/mo
current
66% occ.
16.5%
$8,226/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.