Detached house in Rua Cova Redonda Nn, Porches
Detached house in Rua Cova Redonda Nn, Porches — image 2Detached house in Rua Cova Redonda Nn, Porches — image 3Detached house in Rua Cova Redonda Nn, Porches — image 4Detached house in Rua Cova Redonda Nn, Porches — image 5
Grade Avillamid-range

Detached house in Rua Cova Redonda Nn, Porches

Lagoa/Carvoeiro · Central Algarve ·

€1.6M

Asking Price (EUR)

6.4%

True Net Yield (Owner, all-in)

4.4%

True Net Yield (Managed, all-in)

9.8%

True Gross Yield

61%

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: €176,118/yr
Average Daily Rate: €786
Payback Period: 11.3 years
5-yr Capital Value: €2.1M
10-yr Capital Value: €2.5M
Brixfox Score: 79.9 / 100
Comparable Properties: 5
Data Confidence: 71%
Search Radius: 4 km

True Investment Cost

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

€1.8M

+12.7% over asking

Asking price€1.6M
IMT — Property transfer tax (investment schedule)€119,250
IS — Stamp duty (0.8%)€12,720
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€23,850
Total acquisition costs€157,070
Renovation€0 — move-in ready
Furnishing & STR launch (5bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€45,400
All-in investment (incl. renovation & furnishing)€1.8M

Gross yield (asking price)

11.1%

True gross yield (all-in)

9.8%

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: 5
Bathrooms: 6
Building: 495 m²
Land: 645 m²
Style: portuguese-traditional
Condition: excellent
Year Built: 1991
Energy Certificate: A+
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

private poolcoastal proximitytraditional Algarve architectureterraced outdoor spaces

Score Breakdown

ROI
21.41
Visual Appeal
14.2
Ownership Security
13
Location
8.4
Land & Space
9.74
Rental Demand
6.14
Payback Speed
4
STR Suitability
3

Description

Offering approximately 495 m² of built area across two floors, the villa combines generous proportions with functional elegance on a compact plot of 645m2. The ground floor features a bright and spacious living area with distinct lounge and dining spaces, a fully equipped kitchen with breakfast area, a guest bathroom,

Location

📍 37.1200°N, 8.3900°W

· Lagoa/Carvoeiro, Algarve, Portugal

View on Fine & Country →Also on Idealista.pt
Idealista.pt
Lagoa/Carvoeiro / Central Algarve

Detached house in Rua Cova Redonda Nn, Porches

Inventory
5 Beds
Bathrooms
6 Baths
Built Area
495 m²
Land Plot
645 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 7.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score80
GradeA
Brixfox Intelligence
80AExcellent
Score Breakdown
ROI & Yield88%
Capital Growth84%
Risk Profile81%
Market Demand80%

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
+13.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$439K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.5%
$10,774/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
13.4 yr
Rental only

Property details

Year built: 1991
Energy: A+
Condition: excellent

Description

Offering approximately 495 m² of built area across two floors, the villa combines generous proportions with functional elegance on a compact plot of 645m2. The ground floor features a bright and spacious living area with distinct lounge and dining spaces, a fully equipped kitchen with breakfast area, a guest bathroom,

Income Breakdown

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Nightly Rate (ADR)
$1,135/night
50% ($522)Brixfox estimate($1,135/night)200% ($2088)
Occupancy
61%
10%Brixfox estimate(61%)100%

Short-Term Rental

Yearly income
$129,286
Airbnb data$1,135/night · 61% occupancy
Rental income
$1,135/night · 61% occ.
$254,442
Running costs (20%)
Utilities, cleaning, maintenance
-$50,888
Income tax (10%)
Indonesian rental income tax
-$71,244
Property tax
Annual property tax
-$3,024
Net income
7.5% ROI
$129,286

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$1,728,261
IMT (transfer tax, investment schedule)$129,620
Imposto de Selo (stamp duty)$13,826
Notary & registration$1,359
Legal / due diligence$25,924
Total acquisition costs$170,728
RenovationMove-in ready
Furnishing & STR launch
5bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$47,174
All-in investment$1,946,163

Gross yield (asking)

14.7%

True gross yield (all-in)

13.1%

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.

$12.4M$9.3M$6.2M$3.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.6M
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 12: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.9M
+22%
Rental Income
+$631K
Total Position
$2.6M
+61%
10.0%/yr
Year 10
Capital Value
$2.4M
+48%
Rental Income
+$1.4M
Total Position
$3.7M
+134%
8.9%/yr
Year 20
Capital Value
$3.5M
+119%
Rental Income
+$3.2M
Total Position
$6.7M
+320%
7.4%/yr
Year 30
Capital Value
$5.2M
+224%
Rental Income
+$5.7M
Total Position
$10.8M
+580%
6.6%/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
7.5% annual return
Occupancy
Good
61% average occupancy
Nightly Rate
Strong
$1044 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
645 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1044 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 645 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
STR zoning not confirmed — verify before purchasing for short-term rental use

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

41% occ.
6.8%
$9,758/mo
51% occ.
8.5%
$12,174/mo
61% occ.
10.1%
$14,591/mo
current
71% occ.
11.8%
$17,008/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.