Penthouse in Porches, Lagoa (Algarve)
Penthouse in Porches, Lagoa (Algarve) — image 2Penthouse in Porches, Lagoa (Algarve) — image 3Penthouse in Porches, Lagoa (Algarve) — image 4Penthouse in Porches, Lagoa (Algarve) — image 5
Grade B+apartmentluxury

Penthouse in Porches, Lagoa (Algarve)

Lagoa/Carvoeiro · Central Algarve ·

€775,000

Asking Price (EUR)

5.1%

True Net Yield (Owner, all-in)

3.6%

True Net Yield (Managed, all-in)

7.9%

True Gross Yield

49%

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: €70,619/yr
Average Daily Rate: €394
Payback Period: 13.6 years
5-yr Capital Value: €1.0M
10-yr Capital Value: €1.2M
Brixfox Score: 72.2 / 100
Comparable Properties: 19
Data Confidence: 90%
Search Radius: 2 km

True Investment Cost

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

€891,875

+15.1% over asking

Asking price€775,000
IMT — Property transfer tax (investment schedule)€46,500
IS — Stamp duty (0.8%)€6,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,625
Total acquisition costs€65,575
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€51,300
All-in investment (incl. renovation & furnishing)€891,875

Gross yield (asking price)

9.1%

True gross yield (all-in)

7.9%

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: 288 m²
Style: portuguese-traditional
Condition: excellent
Year Built: 1999
Energy Certificate: D
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

expansive ocean viewslarge rooftop terraceoutdoor fireplacemultiple outdoor seating areas

Score Breakdown

ROI
19.06
Visual Appeal
14.8
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
4.91
Payback Speed
3
STR Suitability
3

Description

Discover this exceptional penthouse offering a total area of 288.11 m², including an expansive 153.25 m² private terrace, where you can bask in the sun while enjoying breathtaking panoramic views of the ocean and coastline. With private condominium access to the beach just a few steps away, seaside living could not be

Location

📍 37.1046°N, 8.3740°W

· Lagoa/Carvoeiro, Algarve, Portugal

View on ENGEL & VÖLKERS ALBUFEIRA - CARVOEIRO →Also on Idealista.pt
Idealista.pt
Lagoa/Carvoeiro / Central Algarve

Penthouse in Porches, Lagoa (Algarve)

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

Grade B+ investment — short-term rental yields 6.2% net return annually.

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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
+11.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$214K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.2%
$4,324/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
16.2 yr
Rental only

Property details

Year built: 1999
Energy: D
Condition: excellent

Description

Discover this exceptional penthouse offering a total area of 288.11 m², including an expansive 153.25 m² private terrace, where you can bask in the sun while enjoying breathtaking panoramic views of the ocean and coastline. With private condominium access to the beach just a few steps away, seaside living could not be

Income Breakdown

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Nightly Rate (ADR)
$573/night
50% ($264)Brixfox estimate($573/night)200% ($1054)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$51,884
Airbnb data$573/night · 49% occupancy
Rental income
$573/night · 49% occ.
$102,612
Running costs (20%)
Utilities, cleaning, maintenance
-$20,522
Income tax (10%)
Indonesian rental income tax
-$28,731
Property tax
Annual property tax
-$1,474
Net income
6.2% ROI
$51,884

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$842,391
IMT (transfer tax, investment schedule)$50,543
Imposto de Selo (stamp duty)$6,739
Notary & registration$1,359
Legal / due diligence$12,636
Total acquisition costs$71,277
RenovationMove-in ready
Furnishing & STR launch
3bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$55,761
All-in investment$969,429

Gross yield (asking)

12.2%

True gross yield (all-in)

10.6%

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.

$5.5M$4.1M$2.8M$1.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $775K
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 14: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$943K
+22%
Rental Income
+$253K
Total Position
$1.2M
+54%
9.1%/yr
Year 10
Capital Value
$1.1M
+48%
Rental Income
+$547K
Total Position
$1.7M
+119%
8.1%/yr
Year 20
Capital Value
$1.7M
+119%
Rental Income
+$1.3M
Total Position
$3.0M
+285%
7.0%/yr
Year 30
Capital Value
$2.5M
+224%
Rental Income
+$2.3M
Total Position
$4.8M
+517%
6.3%/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
Good
6.2% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Strong
$527 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 $527 — 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
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.
5.0%
$3,537/mo
40% occ.
6.8%
$4,757/mo
49% occ.
8.4%
$5,863/mo
current
59% occ.
10.1%
$7,083/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.