Duplex, Urbanização Cerca do Moinho, Ferragudo, Lagoa (Algarve)
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Grade B+apartmentmid-range

Duplex, Urbanização Cerca do Moinho, Ferragudo, Lagoa (Algarve)

Lagoa/Carvoeiro · Central Algarve ·

€398,000

Asking Price (EUR)

4.9%

True Net Yield (Owner, all-in)

3.4%

True Net Yield (Managed, all-in)

7.5%

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: €34,393/yr
Average Daily Rate: €198
Payback Period: 14.4 years
5-yr Capital Value: €522,966
10-yr Capital Value: €636,268
Brixfox Score: 67.8 / 100
Comparable Properties: 61
Data Confidence: 85%
Search Radius: 2 km

True Investment Cost

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

€459,524

+15.5% over asking

Asking price€398,000
IMT — Property transfer tax (investment schedule)€19,670
IS — Stamp duty (0.8%)€3,184
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,970
Total acquisition costs€30,074
Renovation (est. €55/m² × 120 m²)
Light touch-ups — paint, fixtures, deep clean.		€6,600
(€3,600–€9,600)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€24,850
All-in investment (incl. renovation & furnishing)€459,524

Gross yield (asking price)

8.6%

True gross yield (all-in)

7.5%

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: 1
Building: 120 m²
Style: portuguese-traditional
Condition: good
Year Built: 2003
Energy Certificate: D
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AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

circular building layoutrooftop terracesbalconies with sea viewstraditional Portuguese architecture

Score Breakdown

ROI
18.43
Visual Appeal
12.8
Ownership Security
13
Location
8.4
Land & Space
4.4
Rental Demand
4.76
Payback Speed
3
STR Suitability
3

Description

Move-in ready | Two floors | Spacious terraces | No condominium | Prime location near beach and village square Situated in a quiet and highly sought-after area of Ferragudo, this beautifully maintained two-storey corner apartment forms part of the charming Cerca do Moinho urbanisation, centred around the iconic old wi

Location

📍 37.1233°N, 8.5163°W

· Lagoa/Carvoeiro, Algarve, Portugal

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Idealista.pt
Lagoa/Carvoeiro / Central Algarve

Duplex, Urbanização Cerca do Moinho, Ferragudo, Lagoa (Algarve)

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

Grade B+ investment — short-term rental yields 5.8% net return annually.

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The Investment

Brixfox Score68
GradeB+
Brixfox Intelligence
68B+Strong
Score Breakdown
ROI & Yield75%
Capital Growth71%
Risk Profile70%
Market Demand68%

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.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+11.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$110K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.8%
$2,092/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
17.2 yr
Rental only

Property details

Year built: 2003
Energy: D
Condition: good

Description

Move-in ready | Two floors | Spacious terraces | No condominium | Prime location near beach and village square Situated in a quiet and highly sought-after area of Ferragudo, this beautifully maintained two-storey corner apartment forms part of the charming Cerca do Moinho urbanisation, centred around the iconic old wi

Income Breakdown

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Nightly Rate (ADR)
$286/night
50% ($132)Brixfox estimate($286/night)200% ($527)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$25,101
Airbnb data$286/night · 48% occupancy
Rental income
$286/night · 48% occ.
$49,727
Running costs (20%)
Utilities, cleaning, maintenance
-$9,945
Income tax (10%)
Indonesian rental income tax
-$13,924
Property tax
Annual property tax
-$757
Net income
5.8% ROI
$25,101

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$432,609
IMT (transfer tax, investment schedule)$21,380
Imposto de Selo (stamp duty)$3,461
Notary & registration$1,359
Legal / due diligence$6,489
Total acquisition costs$32,689
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$7,174
($3,913–$10,435)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$499,483

Gross yield (asking)

11.5%

True gross yield (all-in)

10.0%

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.

$2.7M$2.1M$1.4M$687K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $398K
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 15: 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
$484K
+22%
Rental Income
+$123K
Total Position
$607K
+52%
8.8%/yr
Year 10
Capital Value
$589K
+48%
Rental Income
+$265K
Total Position
$854K
+115%
7.9%/yr
Year 20
Capital Value
$872K
+119%
Rental Income
+$621K
Total Position
$1.5M
+275%
6.8%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$1.1M
Total Position
$2.4M
+500%
6.2%/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
5.8% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Strong
$263 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 $263 — 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.
4.9%
$1,766/mo
40% occ.
6.6%
$2,376/mo
48% occ.
7.9%
$2,838/mo
current
58% occ.
9.6%
$3,447/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.