T2 flat, Urbanização Boca Do Rio, Nn, Mexilhoeira da Carregação, Estômbar e Parchal
T2 flat, Urbanização Boca Do Rio, Nn, Mexilhoeira da Carregação, Estômbar e Parchal — image 2T2 flat, Urbanização Boca Do Rio, Nn, Mexilhoeira da Carregação, Estômbar e Parchal — image 3T2 flat, Urbanização Boca Do Rio, Nn, Mexilhoeira da Carregação, Estômbar e Parchal — image 4T2 flat, Urbanização Boca Do Rio, Nn, Mexilhoeira da Carregação, Estômbar e Parchal — image 5
Grade B+apartmentluxury

T2 flat, Urbanização Boca Do Rio, Nn, Mexilhoeira da Carregação, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve ·

€585,000

Asking Price (EUR)

3.5%

True Net Yield (Owner, all-in)

2.4%

True Net Yield (Managed, all-in)

5.4%

True Gross Yield

45%

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: €36,442/yr
Average Daily Rate: €220
Payback Period: 20.1 years
5-yr Capital Value: €768,681
10-yr Capital Value: €935,218
Brixfox Score: 67.3 / 100
Comparable Properties: 30
Data Confidence: 76%
Search Radius: 3 km

True Investment Cost

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

€676,785

+15.7% over asking

Asking price€585,000
IMT — Property transfer tax (investment schedule)€34,630
IS — Stamp duty (0.8%)€4,680
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,775
Total acquisition costs€49,335
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€42,450
All-in investment (incl. renovation & furnishing)€676,785

Gross yield (asking price)

6.2%

True gross yield (all-in)

5.4%

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: 163 m²
Style: contemporary
Condition: new-build
Year Built: 2024
Energy Certificate: F
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

rooftop jacuzzirooftop lounge with pergolamodern bedroom lightingminimalist bedroom decor

Score Breakdown

ROI
15.45
Visual Appeal
16.6
Ownership Security
13
Location
8.4
Land & Space
5.26
Rental Demand
4.54
Payback Speed
1
STR Suitability
3

Description

T2 Bedroom Apartment with "River View" Don't miss the privilege of living with a panoramic and definitive view of the River Arade. This recently renovated flat, where comfort meets elegance, has a functional and refined layout, comprising 2 bedrooms, one of which is an elegant suite, 2 modern bathrooms, a fully equippe

Location

📍 37.1469°N, 8.5057°W

· Lagoa/Carvoeiro, Algarve, Portugal

View on ERA Armação de Pera_Silves →Also on Idealista.pt
Idealista.pt
Lagoa/Carvoeiro / Central Algarve

T2 flat, Urbanização Boca Do Rio, Nn, Mexilhoeira da Carregação, Estômbar e Parchal

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

Grade B+ investment — short-term rental yields 4.1% 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
+9.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$162K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.1%
$2,190/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
24.2 yr
Rental only

Property details

Year built: 2024
Energy: F
Condition: new-build

Description

T2 Bedroom Apartment with "River View" Don't miss the privilege of living with a panoramic and definitive view of the River Arade. This recently renovated flat, where comfort meets elegance, has a functional and refined layout, comprising 2 bedrooms, one of which is an elegant suite, 2 modern bathrooms, a fully equippe

Income Breakdown

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Nightly Rate (ADR)
$318/night
50% ($146)Brixfox estimate($318/night)200% ($585)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$26,285
Airbnb data$318/night · 45% occupancy
Rental income
$318/night · 45% occ.
$52,688
Running costs (20%)
Utilities, cleaning, maintenance
-$10,538
Income tax (10%)
Indonesian rental income tax
-$14,753
Property tax
Annual property tax
-$1,113
Net income
4.1% ROI
$26,285

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$635,870
IMT (transfer tax, investment schedule)$37,641
Imposto de Selo (stamp duty)$5,087
Notary & registration$1,359
Legal / due diligence$9,538
Total acquisition costs$53,625
RenovationMove-in ready
Furnishing & STR launch
2bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$46,141
All-in investment$735,636

Gross yield (asking)

8.3%

True gross yield (all-in)

7.2%

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.

$3.5M$2.6M$1.8M$876K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $585K
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 19: 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
$712K
+22%
Rental Income
+$128K
Total Position
$840K
+44%
7.5%/yr
Year 10
Capital Value
$866K
+48%
Rental Income
+$277K
Total Position
$1.1M
+95%
6.9%/yr
Year 20
Capital Value
$1.3M
+119%
Rental Income
+$650K
Total Position
$1.9M
+230%
6.2%/yr
Year 30
Capital Value
$1.9M
+224%
Rental Income
+$1.2M
Total Position
$3.0M
+421%
5.7%/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
Average
4.1% annual return
Occupancy
Average
45% average occupancy
Nightly Rate
Strong
$292 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 $292 — 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 4.1% 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.
3.7%
$1,937/mo
40% occ.
4.9%
$2,613/mo
45% occ.
5.6%
$2,980/mo
current
55% occ.
6.9%
$3,657/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.