T3 flat in Rua Poeta António Aleixo, 12, Bela Vista, Estômbar e Parchal
T3 flat in Rua Poeta António Aleixo, 12, Bela Vista, Estômbar e Parchal — image 2T3 flat in Rua Poeta António Aleixo, 12, Bela Vista, Estômbar e Parchal — image 3T3 flat in Rua Poeta António Aleixo, 12, Bela Vista, Estômbar e Parchal — image 4T3 flat in Rua Poeta António Aleixo, 12, Bela Vista, Estômbar e Parchal — image 5
Grade Aapartmentmid-range

T3 flat in Rua Poeta António Aleixo, 12, Bela Vista, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve ·

€299,999

Asking Price (EUR)

12.1%

True Net Yield (Owner, all-in)

8.4%

True Net Yield (Managed, all-in)

18.7%

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: €65,451/yr
Average Daily Rate: €366
Payback Period: 5.6 years
5-yr Capital Value: €394,194
10-yr Capital Value: €479,598
Brixfox Score: 75.6 / 100
Comparable Properties: 11
Data Confidence: 77%
Search Radius: 2 km

True Investment Cost

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

€350,346

+16.8% over asking

Asking price€299,999
IMT — Property transfer tax (investment schedule)€11,997
IS — Stamp duty (0.8%)€2,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,500
Total acquisition costs€20,147
Renovation€0 — move-in ready
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)€350,346

Gross yield (asking price)

21.8%

True gross yield (all-in)

18.7%

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: 103 m²
Style: contemporary
Condition: new-build
Year Built: 2008
Energy Certificate: C
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AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

modern architectureproximity to waterurban park nearby

Score Breakdown

ROI
25
Visual Appeal
12.2
Ownership Security
13
Location
8.4
Land & Space
4.06
Rental Demand
4.9
Payback Speed
5
STR Suitability
3

Description

T3 apartment with 103 m², spacious and bright, in the Bela-Vista area. The property features a social area with good space, an equipped kitchen, and excellent sun exposure, providing a comfortable and functional environment. Additionally, it has three bedrooms, one of which is a suite, and two well-distributed bathroo

Location

📍 37.1338°N, 8.5143°W

· Lagoa/Carvoeiro, Algarve, Portugal

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Idealista.pt
Lagoa/Carvoeiro / Central Algarve

T3 flat in Rua Poeta António Aleixo, 12, Bela Vista, Estômbar e Parchal

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

Grade A investment — short-term rental yields 15.2% net return annually.

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The Investment

Brixfox Score76
GradeA
Brixfox Intelligence
76AExcellent
Score Breakdown
ROI & Yield84%
Capital Growth80%
Risk Profile77%
Market Demand76%

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
+20.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$83K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
15.2%
$4,122/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
5 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
6.6 yr
Rental only

Property details

Year built: 2008
Energy: C
Condition: new-build

Description

T3 apartment with 103 m², spacious and bright, in the Bela-Vista area. The property features a social area with good space, an equipped kitchen, and excellent sun exposure, providing a comfortable and functional environment. Additionally, it has three bedrooms, one of which is a suite, and two well-distributed bathroo

Income Breakdown

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Nightly Rate (ADR)
$538/night
50% ($247)Brixfox estimate($538/night)200% ($990)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$49,466
Airbnb data$538/night · 49% occupancy
Rental income
$538/night · 49% occ.
$96,224
Running costs (20%)
Utilities, cleaning, maintenance
-$19,245
Income tax (10%)
Indonesian rental income tax
-$26,943
Property tax
Annual property tax
-$571
Net income
15.2% ROI
$49,466

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$326,086
IMT (transfer tax, investment schedule)$13,040
Imposto de Selo (stamp duty)$2,609
Notary & registration$1,359
Legal / due diligence$4,891
Total acquisition costs$21,899
RenovationMove-in ready
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$380,811

Gross yield (asking)

29.5%

True gross yield (all-in)

25.3%

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.

$3.6M$2.7M$1.8M$902K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $300K
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 7: rental income alone has repaid the full purchase price.
2x return
Year 5: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$365K
+22%
Rental Income
+$242K
Total Position
$607K
+102%
15.1%/yr
Year 10
Capital Value
$444K
+48%
Rental Income
+$522K
Total Position
$966K
+222%
12.4%/yr
Year 20
Capital Value
$657K
+119%
Rental Income
+$1.2M
Total Position
$1.9M
+527%
9.6%/yr
Year 30
Capital Value
$973K
+224%
Rental Income
+$2.2M
Total Position
$3.1M
+946%
8.1%/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
15.2% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Strong
$495 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 15.2% — outperforms most villas in this market
Premium nightly rate of $495 — 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.
12.5%
$3,388/mo
40% occ.
16.7%
$4,533/mo
49% occ.
20.5%
$5,565/mo
current
59% occ.
24.7%
$6,711/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.