T3 flat in Rua dos Crastos, Nn, Porches, Lagoa (Algarve)
T3 flat in Rua dos Crastos, Nn, Porches, Lagoa (Algarve) — image 2T3 flat in Rua dos Crastos, Nn, Porches, Lagoa (Algarve) — image 3T3 flat in Rua dos Crastos, Nn, Porches, Lagoa (Algarve) — image 4T3 flat in Rua dos Crastos, Nn, Porches, Lagoa (Algarve) — image 5
Grade Aapartmentluxury

T3 flat in Rua dos Crastos, Nn, Porches, Lagoa (Algarve)

Lagoa/Carvoeiro · Central Algarve ·

€1.0M

Asking Price (EUR)

6.8%

True Net Yield (Owner, all-in)

4.7%

True Net Yield (Managed, all-in)

10.4%

True Gross Yield

66%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.6 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: €118,198/yr
Average Daily Rate: €488
Payback Period: 10.1 years
5-yr Capital Value: €1.3M
10-yr Capital Value: €1.6M
Brixfox Score: 76.7 / 100
Comparable Properties: 9
Data Confidence: 74%
Search Radius: 2 km

True Investment Cost

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

€1.1M

+13.3% over asking

Asking price€1.0M
IMT — Property transfer tax (investment schedule)€60,300
IS — Stamp duty (0.8%)€8,040
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€15,075
Total acquisition costs€84,665
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€48,800
All-in investment (incl. renovation & furnishing)€1.1M

Gross yield (asking price)

11.8%

True gross yield (all-in)

10.4%

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: 4
Building: 158 m²
Style: contemporary
Condition: excellent
Energy Certificate: A
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

flat roof with pergolalarge sliding glass doorswood slat accentsintegrated outdoor living spaces

Score Breakdown

ROI
23.08
Visual Appeal
13.2
Ownership Security
13
Location
8.4
Land & Space
5.16
Rental Demand
6.9
Payback Speed
4
STR Suitability
3

Description

3-bedroom apartment, new, with 158 sqm (gross floor area), 2 parking spaces, balcony and terrace in the White Shell development, in Porches, Algarve. The White Shell project, an eco-friendly resort with fifty-five 1 to 3-bedroom apartments featuring a contemporary design, is located near the beautiful beaches of the A

Location

📍 37.1010°N, 8.3900°W

· Lagoa/Carvoeiro, Algarve, Portugal

View on JLL Residential Portugal →Also on Idealista.pt
Idealista.pt
Lagoa/Carvoeiro / Central Algarve

T3 flat in Rua dos Crastos, Nn, Porches, Lagoa (Algarve)

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

Grade A investment — short-term rental yields 8.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score77
GradeA
Brixfox Intelligence
77AExcellent
Score Breakdown
ROI & Yield85%
Capital Growth81%
Risk Profile78%
Market Demand77%

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
+13.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$278K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.4%
$7,658/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
11.9 yr
Rental only

Property details

Energy: A
Condition: excellent

Description

3-bedroom apartment, new, with 158 sqm (gross floor area), 2 parking spaces, balcony and terrace in the White Shell development, in Porches, Algarve. The White Shell project, an eco-friendly resort with fifty-five 1 to 3-bedroom apartments featuring a contemporary design, is located near the beautiful beaches of the A

Income Breakdown

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Nightly Rate (ADR)
$716/night
50% ($329)Brixfox estimate($716/night)200% ($1318)
Occupancy
69%
10%Brixfox estimate(69%)100%

Short-Term Rental

Yearly income
$91,890
Airbnb data$716/night · 69% occupancy
Rental income
$716/night · 69% occ.
$180,388
Running costs (20%)
Utilities, cleaning, maintenance
-$36,078
Income tax (10%)
Indonesian rental income tax
-$50,509
Property tax
Annual property tax
-$1,912
Net income
8.4% ROI
$91,890

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$1,092,391
IMT (transfer tax, investment schedule)$65,543
Imposto de Selo (stamp duty)$8,739
Notary & registration$1,359
Legal / due diligence$16,386
Total acquisition costs$92,027
RenovationMove-in ready
Furnishing & STR launch
3bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$53,043
All-in investment$1,237,462

Gross yield (asking)

16.5%

True gross yield (all-in)

14.6%

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.

$8.4M$6.3M$4.2M$2.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.0M
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 11: 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
$1.2M
+22%
Rental Income
+$449K
Total Position
$1.7M
+66%
10.7%/yr
Year 10
Capital Value
$1.5M
+48%
Rental Income
+$969K
Total Position
$2.5M
+144%
9.4%/yr
Year 20
Capital Value
$2.2M
+119%
Rental Income
+$2.3M
Total Position
$4.5M
+345%
7.8%/yr
Year 30
Capital Value
$3.3M
+224%
Rental Income
+$4.0M
Total Position
$7.3M
+625%
6.8%/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
Strong
8.4% annual return
Occupancy
Good
69% average occupancy
Nightly Rate
Strong
$659 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.4% — outperforms most villas in this market
Premium nightly rate of $659 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Compact plot at 0 m² — limited expansion potential

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

49% occ.
8.0%
$7,314/mo
59% occ.
9.7%
$8,839/mo
69% occ.
11.4%
$10,363/mo
current
79% occ.
13.1%
$11,888/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.