Terraced house, Urbanização do Ramalheiro, 29, Porches, Lagoa (Algarve)
Terraced house, Urbanização do Ramalheiro, 29, Porches, Lagoa (Algarve) — image 2Terraced house, Urbanização do Ramalheiro, 29, Porches, Lagoa (Algarve) — image 3Terraced house, Urbanização do Ramalheiro, 29, Porches, Lagoa (Algarve) — image 4Terraced house, Urbanização do Ramalheiro, 29, Porches, Lagoa (Algarve) — image 5
Grade B+villamid-range

Terraced house, Urbanização do Ramalheiro, 29, Porches, Lagoa (Algarve)

Lagoa/Carvoeiro · Central Algarve ·

€350,000

Asking Price (EUR)

8.3%

True Net Yield (Owner, all-in)

5.7%

True Net Yield (Managed, all-in)

12.8%

True Gross Yield

60%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.5 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: €52,683/yr
Average Daily Rate: €242
Payback Period: 8.2 years
5-yr Capital Value: €459,895
10-yr Capital Value: €559,532
Brixfox Score: 72.4 / 100
Comparable Properties: 22
Data Confidence: 79%
Search Radius: 3 km

True Investment Cost

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

€413,050

+18.0% over asking

Asking price€350,000
IMT — Property transfer tax (investment schedule)€15,830
IS — Stamp duty (0.8%)€2,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,250
Total acquisition costs€25,130
Renovation (est. €55/m² × 104 m²)
Light touch-ups — paint, fixtures, deep clean.		€5,720
(€3,120–€8,320)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,200
All-in investment (incl. renovation & furnishing)€413,050

Gross yield (asking price)

15.1%

True gross yield (all-in)

12.8%

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: 3
Bathrooms: 2
Building: 104 m²
Land: 104 m²
Style: contemporary
Condition: good
Year Built: 1990
Energy Certificate: D
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AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

balcony/terracerooftop access

Score Breakdown

ROI
25
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
3
Rental Demand
5.97
Payback Speed
4
STR Suitability
3

Description

We present this 3-bedroom townhouse spread over two floors, located in the quiet and sought-after area of Porches, in the municipality of Lagoa. An excellent opportunity for permanent residence, holiday home or investment. At the entrance, there is a pleasant terrace ideal for creating an outdoor seating area. The pr

Location

📍 37.1247°N, 8.4020°W

· Lagoa/Carvoeiro, Algarve, Portugal

View on Century21 Realty Art 2 →Also on Idealista.pt
Idealista.pt
Lagoa/Carvoeiro / Central Algarve

Terraced house, Urbanização do Ramalheiro, 29, Porches, Lagoa (Algarve)

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

Grade B+ investment — short-term rental yields 10.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score72
GradeB+
Brixfox Intelligence
72B+Strong
Score Breakdown
ROI & Yield79%
Capital Growth76%
Risk Profile73%
Market Demand72%

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
+15.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$97K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.4%
$3,305/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.6 yr
Rental only

Property details

Year built: 1990
Energy: D
Condition: good

Description

We present this 3-bedroom townhouse spread over two floors, located in the quiet and sought-after area of Porches, in the municipality of Lagoa. An excellent opportunity for permanent residence, holiday home or investment. At the entrance, there is a pleasant terrace ideal for creating an outdoor seating area. The pr

Income Breakdown

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Nightly Rate (ADR)
$356/night
50% ($164)Brixfox estimate($356/night)200% ($654)
Occupancy
60%
10%Brixfox estimate(60%)100%

Short-Term Rental

Yearly income
$39,657
Airbnb data$356/night · 60% occupancy
Rental income
$356/night · 60% occ.
$77,545
Running costs (20%)
Utilities, cleaning, maintenance
-$15,509
Income tax (10%)
Indonesian rental income tax
-$21,712
Property tax
Annual property tax
-$666
Net income
10.4% ROI
$39,657

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$380,435
IMT (transfer tax, investment schedule)$17,207
Imposto de Selo (stamp duty)$3,043
Notary & registration$1,359
Legal / due diligence$5,707
Total acquisition costs$27,315
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$6,217
($3,391–$9,043)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$446,793

Gross yield (asking)

20.4%

True gross yield (all-in)

17.4%

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.

$3.3M$2.5M$1.7M$825K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $350K
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 9: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$426K
+22%
Rental Income
+$194K
Total Position
$620K
+77%
12.1%/yr
Year 10
Capital Value
$518K
+48%
Rental Income
+$418K
Total Position
$936K
+168%
10.3%/yr
Year 20
Capital Value
$767K
+119%
Rental Income
+$980K
Total Position
$1.7M
+399%
8.4%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$1.7M
Total Position
$2.9M
+720%
7.3%/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
10.4% annual return
Occupancy
Average
60% average occupancy
Nightly Rate
Strong
$327 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
104 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 10.4% — outperforms most villas in this market
Premium nightly rate of $327 — 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 60% — 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

40% occ.
9.3%
$2,953/mo
50% occ.
11.7%
$3,711/mo
60% occ.
14.1%
$4,468/mo
current
70% occ.
16.5%
$5,225/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.