T3 flat, Urbanização Fazenda Grande, 26, Mexilhoeira da Carregação, Estômbar e Parchal
T3 flat, Urbanização Fazenda Grande, 26, Mexilhoeira da Carregação, Estômbar e Parchal — image 2T3 flat, Urbanização Fazenda Grande, 26, Mexilhoeira da Carregação, Estômbar e Parchal — image 3T3 flat, Urbanização Fazenda Grande, 26, Mexilhoeira da Carregação, Estômbar e Parchal — image 4T3 flat, Urbanização Fazenda Grande, 26, Mexilhoeira da Carregação, Estômbar e Parchal — image 5
Grade B+apartmentmid-range

T3 flat, Urbanização Fazenda Grande, 26, Mexilhoeira da Carregação, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve ·

€298,000

Asking Price (EUR)

9.9%

True Net Yield (Owner, all-in)

6.9%

True Net Yield (Managed, all-in)

15.3%

True Gross Yield

49%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.6 months ago and is currently at 13% 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: €54,480/yr
Average Daily Rate: €307
Payback Period: 6.7 years
5-yr Capital Value: €391,568
10-yr Capital Value: €476,402
Brixfox Score: 74.1 / 100
Comparable Properties: 15
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.

€356,631

+19.7% over asking

Asking price€298,000
IMT — Property transfer tax (investment schedule)€11,857
IS — Stamp duty (0.8%)€2,384
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,470
Total acquisition costs€19,961
Renovation (est. €55/m² × 154 m²)
Light touch-ups — paint, fixtures, deep clean.		€8,470
(€4,620–€12,320)
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)€356,631

Gross yield (asking price)

18.3%

True gross yield (all-in)

15.3%

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: 154 m²
Style: contemporary
Condition: good
Year Built: 2004
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

accent-walltrack-lighting

Score Breakdown

ROI
25
Visual Appeal
9.8
Ownership Security
13
Location
8.4
Land & Space
5.08
Rental Demand
4.87
Payback Speed
5
STR Suitability
3

Description

Discover this charming T3 apartment located in the quiet Mexilhoeira da Carregação, Lagoa. With an attractive price of €298,000, this 154m² property offers an ideal space for families seeking comfort and quality of life. The good exposure to natural light and the balconies provide a welcoming and pleasant environment

Location

📍 37.1422°N, 8.5083°W

· Lagoa/Carvoeiro, Algarve, Portugal

View on Century21 Realty Art 2 →Also on Idealista.pt
Idealista.pt
Lagoa/Carvoeiro / Central Algarve

T3 flat, Urbanização Fazenda Grande, 26, Mexilhoeira da Carregação, Estômbar e Parchal

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

Grade B+ investment — short-term rental yields 12.7% 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
+18.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$82K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
12.7%
$3,425/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
7.9 yr
Rental only

Property details

Year built: 2004
Energy: C
Condition: good

Description

Discover this charming T3 apartment located in the quiet Mexilhoeira da Carregação, Lagoa. With an attractive price of €298,000, this 154m² property offers an ideal space for families seeking comfort and quality of life. The good exposure to natural light and the balconies provide a welcoming and pleasant environment

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$451/night
50% ($208)Brixfox estimate($451/night)200% ($830)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$41,104
Airbnb data$451/night · 49% occupancy
Rental income
$451/night · 49% occ.
$80,136
Running costs (20%)
Utilities, cleaning, maintenance
-$16,027
Income tax (10%)
Indonesian rental income tax
-$22,438
Property tax
Annual property tax
-$567
Net income
12.7% ROI
$41,104

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$323,913
IMT (transfer tax, investment schedule)$12,888
Imposto de Selo (stamp duty)$2,591
Notary & registration$1,359
Legal / due diligence$4,859
Total acquisition costs$21,697
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$9,207
($5,022–$13,391)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$387,642

Gross yield (asking)

24.7%

True gross yield (all-in)

20.7%

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.

$3.2M$2.4M$1.6M$795K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $298K
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 8: 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
$363K
+22%
Rental Income
+$201K
Total Position
$563K
+89%
13.6%/yr
Year 10
Capital Value
$441K
+48%
Rental Income
+$434K
Total Position
$875K
+193%
11.4%/yr
Year 20
Capital Value
$653K
+119%
Rental Income
+$1.0M
Total Position
$1.7M
+460%
9.0%/yr
Year 30
Capital Value
$967K
+224%
Rental Income
+$1.8M
Total Position
$2.8M
+828%
7.7%/yr

Location

Lagoa/Carvoeiro

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
12.7% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Strong
$415 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 12.7% — outperforms most villas in this market
Premium nightly rate of $415 — 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 49% — 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.
10.5%
$2,834/mo
40% occ.
14.1%
$3,795/mo
49% occ.
17.1%
$4,627/mo
current
59% occ.
20.7%
$5,588/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.