T2 flat in Rua da Igreja, Nn, Porches, Lagoa (Algarve)
T2 flat in Rua da Igreja, Nn, Porches, Lagoa (Algarve) — image 2T2 flat in Rua da Igreja, Nn, Porches, Lagoa (Algarve) — image 3T2 flat in Rua da Igreja, Nn, Porches, Lagoa (Algarve) — image 4T2 flat in Rua da Igreja, Nn, Porches, Lagoa (Algarve) — image 5
Grade B+apartmentmid-range

T2 flat in Rua da Igreja, Nn, Porches, Lagoa (Algarve)

Lagoa/Carvoeiro · Central Algarve ·

€400,000

Asking Price (EUR)

4.9%

True Net Yield (Owner, all-in)

3.4%

True Net Yield (Managed, all-in)

7.5%

True Gross Yield

66%

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: €34,621/yr
Average Daily Rate: €143
Payback Period: 14.0 years
5-yr Capital Value: €525,594
10-yr Capital Value: €639,466
Brixfox Score: 66.1 / 100
Comparable Properties: 12
Data Confidence: 69%
Search Radius: 3 km

True Investment Cost

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

€461,895

+15.5% over asking

Asking price€400,000
IMT — Property transfer tax (investment schedule)€19,830
IS — Stamp duty (0.8%)€3,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,000
Total acquisition costs€30,280
Renovation (est. €55/m² × 123 m²)
Light touch-ups — paint, fixtures, deep clean.		€6,765
(€3,690–€9,840)
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)€461,895

Gross yield (asking price)

8.7%

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: 2
Building: 123 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

fireplacearched pass-throughs

Score Breakdown

ROI
18.75
Visual Appeal
8.8
Ownership Security
13
Location
8.4
Land & Space
4.46
Rental Demand
6.7
Payback Speed
3
STR Suitability
3

Description

Identificação do imóvel: ZMPT563802 T2 in condominium with swimming pool and direct access to Olival beach, in Porches. The apartment is equipped with air conditioning, It consists of a furnished and equipped kitchen, pantry. Large living room with fireplace with stove, terrace facing west. Bedroom with wardrobe and b

Location

📍 37.1256°N, 8.3981°W

· Lagoa/Carvoeiro, Algarve, Portugal

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Idealista.pt
Lagoa/Carvoeiro / Central Algarve

T2 flat in Rua da Igreja, Nn, Porches, Lagoa (Algarve)

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

Grade B+ investment — short-term rental yields 6.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score66
GradeB+
Brixfox Intelligence
66B+Strong
Score Breakdown
ROI & Yield73%
Capital Growth69%
Risk Profile68%
Market Demand66%

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
+11.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$111K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.0%
$2,167/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
16.7 yr
Rental only

Property details

Energy: C
Condition: good

Description

Identificação do imóvel: ZMPT563802 T2 in condominium with swimming pool and direct access to Olival beach, in Porches. The apartment is equipped with air conditioning, It consists of a furnished and equipped kitchen, pantry. Large living room with fireplace with stove, terrace facing west. Bedroom with wardrobe and b

Income Breakdown

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Nightly Rate (ADR)
$211/night
50% ($97)Brixfox estimate($211/night)200% ($387)
Occupancy
67%
10%Brixfox estimate(67%)100%

Short-Term Rental

Yearly income
$26,006
Airbnb data$211/night · 67% occupancy
Rental income
$211/night · 67% occ.
$51,475
Running costs (20%)
Utilities, cleaning, maintenance
-$10,295
Income tax (10%)
Indonesian rental income tax
-$14,413
Property tax
Annual property tax
-$761
Net income
6.0% ROI
$26,006

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$434,783
IMT (transfer tax, investment schedule)$21,554
Imposto de Selo (stamp duty)$3,478
Notary & registration$1,359
Legal / due diligence$6,522
Total acquisition costs$32,913
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$7,353
($4,011–$10,696)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$502,060

Gross yield (asking)

11.8%

True gross yield (all-in)

10.3%

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$700K$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 14: 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
$487K
+22%
Rental Income
+$127K
Total Position
$614K
+53%
8.9%/yr
Year 10
Capital Value
$592K
+48%
Rental Income
+$274K
Total Position
$866K
+117%
8.0%/yr
Year 20
Capital Value
$876K
+119%
Rental Income
+$643K
Total Position
$1.5M
+280%
6.9%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$1.1M
Total Position
$2.4M
+509%
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
6.0% annual return
Occupancy
Good
67% average occupancy
Nightly Rate
Good
$194 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

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Visual appeal is below average — photos may not compete well on Airbnb listings

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

47% occ.
5.6%
$2,043/mo
57% occ.
6.9%
$2,491/mo
67% occ.
8.1%
$2,939/mo
current
77% occ.
9.3%
$3,388/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.