T2 flat, Quinta das Palmeiras, Nn, Porches, Lagoa (Algarve)
T2 flat, Quinta das Palmeiras, Nn, Porches, Lagoa (Algarve) — image 2T2 flat, Quinta das Palmeiras, Nn, Porches, Lagoa (Algarve) — image 3T2 flat, Quinta das Palmeiras, Nn, Porches, Lagoa (Algarve) — image 4T2 flat, Quinta das Palmeiras, Nn, Porches, Lagoa (Algarve) — image 5
Grade Bapartmentbudget

T2 flat, Quinta das Palmeiras, Nn, Porches, Lagoa (Algarve)

Lagoa/Carvoeiro · Central Algarve ·

€325,000

Asking Price (EUR)

3.6%

True Net Yield (Owner, all-in)

2.5%

True Net Yield (Managed, all-in)

5.5%

True Gross Yield

50%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.2 months ago and is currently at 10% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.73, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €20,366/yr
Average Daily Rate: €112
-32.0% vs area baselineImage quality 6/10 (-3%), Dated style (-15%), No pool (-12%), Has view (+10%), Budget finish (-12%)
Payback Period: 19.4 years
5-yr Capital Value: €427,045
10-yr Capital Value: €519,566
Brixfox Score: 61.9 / 100
Comparable Properties: 52
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.

€369,740

+13.8% over asking

Asking price€325,000
IMT — Property transfer tax (investment schedule)€13,830
IS — Stamp duty (0.8%)€2,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,875
Total acquisition costs€22,555
Renovation (est. €55/m² × 97 m²)
Light touch-ups — paint, fixtures, deep clean.		€5,335
(€2,910–€7,760)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€16,850
All-in investment (incl. renovation & furnishing)€369,740

Gross yield (asking price)

6.3%

True gross yield (all-in)

5.5%

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: 2
Bathrooms: 2
Building: 97 m²
Style: dated
Condition: good
Year Built: 1989
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
15.73
Visual Appeal
10.8
Ownership Security
13
Location
8.4
Land & Space
3.94
Rental Demand
4.99
Payback Speed
2
STR Suitability
3

Description

This apartment is located in one of the most idyllic spots in the Algarve! With sea views and a 3-minute walk from Cova Redonda Beach, this apartment is ideal for those seeking a place to relax and enjoy the best the Algarve has to offer. It is also close to the Nossa Senhora da Rocha Fort, Nossa Senhora da Rocha Beach

Location

📍 37.0995°N, 8.3838°W

· Lagoa/Carvoeiro, Algarve, Portugal

View on KW Flash Algarve - Barlavento →Also on Idealista.pt
Idealista.pt
Lagoa/Carvoeiro / Central Algarve

T2 flat, Quinta das Palmeiras, Nn, Porches, Lagoa (Algarve)

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

Grade B investment — short-term rental yields 4.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score62
GradeB
Brixfox Intelligence
62BStrong
Score Breakdown
ROI & Yield68%
Capital Growth65%
Risk Profile64%
Market Demand62%

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
+9.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$90K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.3%
$1,263/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
23.3 yr
Rental only

Property details

Year built: 1989
Energy: C
Condition: good

Description

This apartment is located in one of the most idyllic spots in the Algarve! With sea views and a 3-minute walk from Cova Redonda Beach, this apartment is ideal for those seeking a place to relax and enjoy the best the Algarve has to offer. It is also close to the Nossa Senhora da Rocha Fort, Nossa Senhora da Rocha Beach

Income Breakdown

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Nightly Rate (ADR)
$166/night
50% ($77)Brixfox estimate($166/night)200% ($306)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$15,157
Airbnb data$166/night · 50% occupancy
Rental income
$166/night · 50% occ.
$30,337
Running costs (20%)
Utilities, cleaning, maintenance
-$6,067
Income tax (10%)
Indonesian rental income tax
-$8,494
Property tax
Annual property tax
-$618
Net income
4.3% ROI
$15,157

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$353,261
IMT (transfer tax, investment schedule)$15,033
Imposto de Selo (stamp duty)$2,826
Notary & registration$1,359
Legal / due diligence$5,299
Total acquisition costs$24,516
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$5,799
($3,163–$8,435)
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$18,315
All-in investment$401,891

Gross yield (asking)

8.6%

True gross yield (all-in)

7.5%

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.

$2.0M$1.5M$988K$494K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $325K
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 18: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$395K
+22%
Rental Income
+$74K
Total Position
$469K
+44%
7.6%/yr
Year 10
Capital Value
$481K
+48%
Rental Income
+$160K
Total Position
$641K
+97%
7.0%/yr
Year 20
Capital Value
$712K
+119%
Rental Income
+$375K
Total Position
$1.1M
+234%
6.2%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$663K
Total Position
$1.7M
+428%
5.7%/yr

Location

Lagoa/Carvoeiro

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.3% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Good
$153 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.3% is near 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.
3.4%
$1,012/mo
40% occ.
4.6%
$1,366/mo
50% occ.
5.8%
$1,718/mo
current
60% occ.
7.0%
$2,073/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.