Detached house in Porches, Lagoa (Algarve)
Detached house in Porches, Lagoa (Algarve) — image 2Detached house in Porches, Lagoa (Algarve) — image 3Detached house in Porches, Lagoa (Algarve) — image 4Detached house in Porches, Lagoa (Algarve) — image 5
Grade Bvillaluxury

Detached house in Porches, Lagoa (Algarve)

Lagoa/Carvoeiro · Central Algarve ·

€4.9M

Asking Price (EUR)

1.3%

True Net Yield (Owner, all-in)

0.9%

True Net Yield (Managed, all-in)

2.1%

True Gross Yield

29%

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: €113,357/yr
Average Daily Rate: €1063
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 54.0 years
5-yr Capital Value: €6.4M
10-yr Capital Value: €7.8M
Brixfox Score: 64.6 / 100
Comparable Properties: 4
Data Confidence: 76%
Search Radius: 2 km

True Investment Cost

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

€5.5M

+11.3% over asking

Asking price€4.9M
IMT — Property transfer tax (investment schedule)€367,500
IS — Stamp duty (0.8%)€39,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€73,500
Total acquisition costs€481,450
Renovation€0 — move-in ready
Furnishing & STR launch (5bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€71,000
All-in investment (incl. renovation & furnishing)€5.5M

Gross yield (asking price)

2.3%

True gross yield (all-in)

2.1%

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: 5
Bathrooms: 5
Building: 494 m²
Land: 2290 m²
Style: modern
Condition: excellent
Year Built: 2022
Energy Certificate: A+
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity pool with integrated spa/jacuzziexpansive glass facadeslarge rooftop terrace with amenitiesmultiple outdoor lounge areas

Score Breakdown

ROI
9.65
Visual Appeal
15.6
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
2.92
Payback Speed
0
STR Suitability
3

Description

Luxury Contemporary Villa with Sea View - Porches Luxury villa with stunning sea views, located just a few steps from some of the most exclusive beaches in Porches. This unique property offers a perfect combination of luxury, comfort and functionality with high-quality finishes, including marble and other premium mate

Location

📍 37.1009°N, 8.3879°W

· Lagoa/Carvoeiro, Algarve, Portugal

View on Casaibéria Mediação Imobiliária Lda. →Also on Idealista.pt
Idealista.pt
Lagoa/Carvoeiro / Central Algarve

Detached house in Porches, Lagoa (Algarve)

Inventory
5 Beds
Bathrooms
5 Baths
Built Area
494 m²
Land Plot
2290 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 1.4% 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
+7.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$1.4M in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.4%
$6,325/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
70.2 yr
Rental only

Property details

Year built: 2022
Energy: A+
Condition: excellent

Description

Luxury Contemporary Villa with Sea View - Porches Luxury villa with stunning sea views, located just a few steps from some of the most exclusive beaches in Porches. This unique property offers a perfect combination of luxury, comfort and functionality with high-quality finishes, including marble and other premium mate

Income Breakdown

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Nightly Rate (ADR)
$1,537/night
50% ($707)Brixfox estimate($1,537/night)200% ($2828)
Occupancy
29%
10%Brixfox estimate(29%)100%

Short-Term Rental

Yearly income
$75,898
Airbnb data$1,537/night · 29% occupancy
Rental income
$1,537/night · 29% occ.
$163,883
Running costs (20%)
Utilities, cleaning, maintenance
-$32,777
Income tax (10%)
Indonesian rental income tax
-$45,887
Property tax
Annual property tax
-$9,321
Net income
1.4% ROI
$75,898

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$5,326,087
IMT (transfer tax, investment schedule)$399,457
Imposto de Selo (stamp duty)$42,609
Notary & registration$1,359
Legal / due diligence$79,891
Total acquisition costs$523,315
RenovationMove-in ready
Furnishing & STR launch
5bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$75,000
All-in investment$5,924,402

Gross yield (asking)

3.1%

True gross yield (all-in)

2.8%

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.

$22.1M$16.6M$11.0M$5.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $4.9M
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.
2x return
Year 15: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$6.0M
+22%
Rental Income
+$371K
Total Position
$6.3M
+29%
5.3%/yr
Year 10
Capital Value
$7.3M
+48%
Rental Income
+$800K
Total Position
$8.1M
+64%
5.1%/yr
Year 20
Capital Value
$10.7M
+119%
Rental Income
+$1.9M
Total Position
$12.6M
+157%
4.8%/yr
Year 30
Capital Value
$15.9M
+224%
Rental Income
+$3.3M
Total Position
$19.2M
+292%
4.7%/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
Weak
1.4% annual return
Occupancy
Weak
29% average occupancy
Nightly Rate
Strong
$1414 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
2290 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1414 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 2290 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.4% 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.
2.0%
$9,041/mo
current
40% occ.
2.8%
$12,314/mo
29% occ.
2.0%
$8,783/mo
current
39% occ.
2.7%
$12,056/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.