Detached house in Rua Porches Velho, Porches
Detached house in Rua Porches Velho, Porches — image 2Detached house in Rua Porches Velho, Porches — image 3Detached house in Rua Porches Velho, Porches — image 4Detached house in Rua Porches Velho, Porches — image 5
Grade B+villaluxury

Detached house in Rua Porches Velho, Porches

Lagoa/Carvoeiro · Central Algarve ·

€3.9M

Asking Price (EUR)

1.5%

True Net Yield (Owner, all-in)

1.0%

True Net Yield (Managed, all-in)

2.3%

True Gross Yield

54%

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: €99,168/yr
Average Daily Rate: €508
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 48.5 years
5-yr Capital Value: €5.1M
10-yr Capital Value: €6.2M
Brixfox Score: 67.3 / 100
Comparable Properties: 10
Data Confidence: 73%
Search Radius: 2 km

True Investment Cost

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

€4.3M

+11.2% over asking

Asking price€3.9M
IMT — Property transfer tax (investment schedule)€288,750
IS — Stamp duty (0.8%)€30,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€57,750
Total acquisition costs€378,550
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€53,300
All-in investment (incl. renovation & furnishing)€4.3M

Gross yield (asking price)

2.6%

True gross yield (all-in)

2.3%

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: 675 m²
Land: 41030 m²
Style: contemporary
Condition: excellent
Year Built: 2015
Energy Certificate: A+
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity poolextensive outdoor living spacesmodern architecture with natural stone accentssolar panels

Score Breakdown

ROI
9.95
Visual Appeal
15.6
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
5.35
Payback Speed
0
STR Suitability
3

Description

Amazing modern villa with 3+2 bedrooms,located in a very private setting, yet within easy access to local amenities as supermarkets, (top) restaurants as well as the Nobel International schoolin Porches and the German school.For those looking for a quiet and private hide away location, but still close to the heart of t

Location

📍 37.1200°N, 8.3900°W

· Lagoa/Carvoeiro, Algarve, Portugal

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Idealista.pt
Lagoa/Carvoeiro / Central Algarve

Detached house in Rua Porches Velho, Porches

Inventory
3 Beds
Bathrooms
4 Baths
Built Area
675 m²
Land Plot
41030 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 1.6% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score67
GradeB+
Brixfox Intelligence
67B+Strong
Score Breakdown
ROI & Yield74%
Capital Growth70%
Risk Profile69%
Market Demand67%

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
+7.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$1.1M in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.6%
$5,598/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
62.3 yr
Rental only

Property details

Year built: 2015
Energy: A+
Condition: excellent

Description

Amazing modern villa with 3+2 bedrooms,located in a very private setting, yet within easy access to local amenities as supermarkets, (top) restaurants as well as the Nobel International schoolin Porches and the German school.For those looking for a quiet and private hide away location, but still close to the heart of t

Income Breakdown

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Nightly Rate (ADR)
$734/night
50% ($338)Brixfox estimate($734/night)200% ($1350)
Occupancy
54%
10%Brixfox estimate(54%)100%

Short-Term Rental

Yearly income
$67,181
Airbnb data$734/night · 54% occupancy
Rental income
$734/night · 54% occ.
$143,278
Running costs (20%)
Utilities, cleaning, maintenance
-$28,656
Income tax (10%)
Indonesian rental income tax
-$40,118
Property tax
Annual property tax
-$7,323
Net income
1.6% ROI
$67,181

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$4,184,783
IMT (transfer tax, investment schedule)$313,859
Imposto de Selo (stamp duty)$33,478
Notary & registration$1,359
Legal / due diligence$62,772
Total acquisition costs$411,467
RenovationMove-in ready
Furnishing & STR launch
3bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$55,761
All-in investment$4,652,011

Gross yield (asking)

3.4%

True gross yield (all-in)

3.1%

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.

$17.7M$13.3M$8.9M$4.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $3.9M
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.
2x return
Year 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$4.7M
+22%
Rental Income
+$328K
Total Position
$5.0M
+30%
5.4%/yr
Year 10
Capital Value
$5.7M
+48%
Rental Income
+$709K
Total Position
$6.4M
+66%
5.2%/yr
Year 20
Capital Value
$8.4M
+119%
Rental Income
+$1.7M
Total Position
$10.1M
+162%
4.9%/yr
Year 30
Capital Value
$12.5M
+224%
Rental Income
+$2.9M
Total Position
$15.4M
+301%
4.7%/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
Weak
1.6% annual return
Occupancy
Average
54% average occupancy
Nightly Rate
Strong
$675 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
41030 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $675 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 41030 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.6% is below the market average — model your cashflow carefully

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

34% occ.
1.3%
$4,623/mo
44% occ.
1.8%
$6,186/mo
54% occ.
2.2%
$7,748/mo
current
64% occ.
2.7%
$9,310/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.