T3 flat, Urbanização Fazenda Grande, Mexilhoeira da Carregação, Estômbar e Parchal
T3 flat, Urbanização Fazenda Grande, Mexilhoeira da Carregação, Estômbar e Parchal — image 2T3 flat, Urbanização Fazenda Grande, Mexilhoeira da Carregação, Estômbar e Parchal — image 3T3 flat, Urbanização Fazenda Grande, Mexilhoeira da Carregação, Estômbar e Parchal — image 4T3 flat, Urbanização Fazenda Grande, Mexilhoeira da Carregação, Estômbar e Parchal — image 5
Grade Bapartmentbudget

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

Lagoa/Carvoeiro · Central Algarve ·

€399,500

Asking Price (EUR)

4.9%

True Net Yield (Owner, all-in)

3.4%

True Net Yield (Managed, all-in)

7.5%

True Gross Yield

49%

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: €34,138/yr
Average Daily Rate: €191
Payback Period: 14.4 years
5-yr Capital Value: €524,937
10-yr Capital Value: €638,666
Brixfox Score: 63.1 / 100
Comparable Properties: 15
Data Confidence: 73%
Search Radius: 3 km

True Investment Cost

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

€457,574

+14.5% over asking

Asking price€399,500
IMT — Property transfer tax (investment schedule)€19,790
IS — Stamp duty (0.8%)€3,196
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,993
Total acquisition costs€30,229
Renovation (est. €55/m² × 139 m²)
Light touch-ups — paint, fixtures, deep clean.		€7,645
(€4,170–€11,120)
Furnishing & STR launch (3bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€20,200
All-in investment (incl. renovation & furnishing)€457,574

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: 3
Bathrooms: 2
Building: 139 m²
Style: dated
Condition: good
Year Built: 2006
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
18.44
Visual Appeal
7.6
Ownership Security
13
Location
8.4
Land & Space
4.78
Rental Demand
4.89
Payback Speed
3
STR Suitability
3

Description

We are pleased to present this excellent apartment in Lagoa, situated in the Fazenda Grande residential development in Mexilhoeira da Carregação, ideal for those seeking comfort and tranquillity in an area well-served by amenities. With a gross floor area of 138 m² and a net floor area of 110 m², this three-bedroom fla

Location

📍 37.1433°N, 8.5088°W

· Lagoa/Carvoeiro, Algarve, Portugal

View on Vista Plaza →Also on Idealista.pt
Idealista.pt
Lagoa/Carvoeiro / Central Algarve

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

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

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

Go to Source via Idealista.pt

The Investment

Brixfox Score63
GradeB
Brixfox Intelligence
63BStrong
Score Breakdown
ROI & Yield69%
Capital Growth66%
Risk Profile65%
Market Demand63%

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
+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%
$2,102/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: 2006
Energy: C
Condition: good

Description

We are pleased to present this excellent apartment in Lagoa, situated in the Fazenda Grande residential development in Mexilhoeira da Carregação, ideal for those seeking comfort and tranquillity in an area well-served by amenities. With a gross floor area of 138 m² and a net floor area of 110 m², this three-bedroom fla

Income Breakdown

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Nightly Rate (ADR)
$280/night
50% ($129)Brixfox estimate($280/night)200% ($516)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$25,229
Airbnb data$280/night · 49% occupancy
Rental income
$280/night · 49% occ.
$49,978
Running costs (20%)
Utilities, cleaning, maintenance
-$9,996
Income tax (10%)
Indonesian rental income tax
-$13,994
Property tax
Annual property tax
-$760
Net income
5.8% ROI
$25,229

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$434,239
IMT (transfer tax, investment schedule)$21,511
Imposto de Selo (stamp duty)$3,474
Notary & registration$1,359
Legal / due diligence$6,514
Total acquisition costs$32,858
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$8,310
($4,533–$12,087)
Furnishing & STR launch
3bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$21,957
All-in investment$497,363

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.

$2.8M$2.1M$1.4M$690K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $400K
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
$486K
+22%
Rental Income
+$123K
Total Position
$609K
+53%
8.8%/yr
Year 10
Capital Value
$591K
+48%
Rental Income
+$266K
Total Position
$857K
+115%
7.9%/yr
Year 20
Capital Value
$875K
+119%
Rental Income
+$624K
Total Position
$1.5M
+275%
6.8%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$1.1M
Total Position
$2.4M
+501%
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
49% average occupancy
Nightly Rate
Strong
$258 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $258 — 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.
4.8%
$1,727/mo
40% occ.
6.4%
$2,324/mo
49% occ.
7.9%
$2,852/mo
current
59% occ.
9.5%
$3,449/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.