Penthouse in Vale Milho - Vale Centeanes - Algar seco, Lagoa e Carvoeiro
Penthouse in Vale Milho - Vale Centeanes - Algar seco, Lagoa e Carvoeiro — image 2Penthouse in Vale Milho - Vale Centeanes - Algar seco, Lagoa e Carvoeiro — image 3Penthouse in Vale Milho - Vale Centeanes - Algar seco, Lagoa e Carvoeiro — image 4Penthouse in Vale Milho - Vale Centeanes - Algar seco, Lagoa e Carvoeiro — image 5
Grade Bapartmentluxury

Penthouse in Vale Milho - Vale Centeanes - Algar seco, Lagoa e Carvoeiro

Lagoa/Carvoeiro · Central Algarve ·

€2.4M

Asking Price (EUR)

2.5%

True Net Yield (Owner, all-in)

1.7%

True Net Yield (Managed, all-in)

3.8%

True Gross Yield

47%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 months ago and is currently at 16% 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: €101,715/yr
Average Daily Rate: €588
Payback Period: 29.3 years
5-yr Capital Value: €3.2M
10-yr Capital Value: €3.8M
Brixfox Score: 64.7 / 100
Comparable Properties: 8
Data Confidence: 81%
Search Radius: 2 km

True Investment Cost

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

€2.7M

+12.4% over asking

Asking price€2.4M
IMT — Property transfer tax (investment schedule)€180,000
IS — Stamp duty (0.8%)€19,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€36,000
Total acquisition costs€236,450
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€60,150
All-in investment (incl. renovation & furnishing)€2.7M

Gross yield (asking price)

4.2%

True gross yield (all-in)

3.8%

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: 4
Bathrooms: 4
Building: 217 m²
Style: modern
Condition: new-build
Year Built: 2025
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

panoramic sea and golf course viewsprivate rooftop plunge poolfloor-to-ceiling windowsopen-plan living and dining areamodern minimalist interior design

Score Breakdown

ROI
11.85
Visual Appeal
15.6
Ownership Security
13
Location
10.56
Land & Space
6
Rental Demand
4.74
Payback Speed
0
STR Suitability
3

Description

Magnificent penthouse with stunning sea views, located in an exclusive tourist resort with a privileged location. Sold fully furnished and equipped, it offers a contemporary design, high quality finishes, luxury details and maximum comfort. On the top floor of a building with elevator, the apartment comprises a spaciou

Location

📍 37.0984°N, 8.4493°W

· Lagoa/Carvoeiro, Algarve, Portugal

View on Engel & Völkers Albufeira →Also on Idealista.pt
Idealista.pt
Lagoa/Carvoeiro / Central Algarve

Penthouse in Vale Milho - Vale Centeanes - Algar seco, Lagoa e Carvoeiro

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

Grade B investment — short-term rental yields 2.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score65
GradeB
Brixfox Intelligence
65BStrong
Score Breakdown
ROI & Yield72%
Capital Growth68%
Risk Profile67%
Market Demand65%

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
+8.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$663K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.8%
$6,035/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
36.0 yr
Rental only

Property details

Year built: 2025
Energy: A
Condition: new-build

Description

Magnificent penthouse with stunning sea views, located in an exclusive tourist resort with a privileged location. Sold fully furnished and equipped, it offers a contemporary design, high quality finishes, luxury details and maximum comfort. On the top floor of a building with elevator, the apartment comprises a spaciou

Income Breakdown

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Nightly Rate (ADR)
$856/night
50% ($394)Brixfox estimate($856/night)200% ($1576)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$72,420
Airbnb data$856/night · 47% occupancy
Rental income
$856/night · 47% occ.
$148,049
Running costs (20%)
Utilities, cleaning, maintenance
-$29,610
Income tax (10%)
Indonesian rental income tax
-$41,454
Property tax
Annual property tax
-$4,565
Net income
2.8% ROI
$72,420

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$2,608,696
IMT (transfer tax, investment schedule)$195,652
Imposto de Selo (stamp duty)$20,870
Notary & registration$1,359
Legal / due diligence$39,130
Total acquisition costs$257,011
RenovationMove-in ready
Furnishing & STR launch
4bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$65,380
All-in investment$2,931,087

Gross yield (asking)

5.7%

True gross yield (all-in)

5.1%

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.

$12.6M$9.4M$6.3M$3.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $2.4M
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 25: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.9M
+22%
Rental Income
+$354K
Total Position
$3.3M
+36%
6.4%/yr
Year 10
Capital Value
$3.6M
+48%
Rental Income
+$764K
Total Position
$4.3M
+80%
6.0%/yr
Year 20
Capital Value
$5.3M
+119%
Rental Income
+$1.8M
Total Position
$7.0M
+194%
5.5%/yr
Year 30
Capital Value
$7.8M
+224%
Rental Income
+$3.2M
Total Position
$11.0M
+356%
5.2%/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
2.8% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Strong
$788 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $788 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.8% 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

30% occ.
2.3%
$5,090/mo
40% occ.
3.2%
$6,914/mo
47% occ.
3.8%
$8,256/mo
current
57% occ.
4.6%
$10,079/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.