Detached house in Rua Encosta dos Alporchinhos, 11, Porches, Lagoa (Algarve)
Detached house in Rua Encosta dos Alporchinhos, 11, Porches, Lagoa (Algarve) — image 2Detached house in Rua Encosta dos Alporchinhos, 11, Porches, Lagoa (Algarve) — image 3Detached house in Rua Encosta dos Alporchinhos, 11, Porches, Lagoa (Algarve) — image 4Detached house in Rua Encosta dos Alporchinhos, 11, Porches, Lagoa (Algarve) — image 5
Grade Bvillaluxury

Detached house in Rua Encosta dos Alporchinhos, 11, Porches, Lagoa (Algarve)

Lagoa/Carvoeiro · Central Algarve ·

€4.9M

Asking Price (EUR)

1.7%

True Net Yield (Owner, all-in)

1.2%

True Net Yield (Managed, all-in)

2.6%

True Gross Yield

60%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.3 months ago and is currently at 11% 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: €142,273/yr
Average Daily Rate: €648
Payback Period: 41.9 years
5-yr Capital Value: €6.4M
10-yr Capital Value: €7.8M
Brixfox Score: 62.8 / 100
Comparable Properties: 5
Data Confidence: 72%
Search Radius: 4 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)

2.9%

True gross yield (all-in)

2.6%

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: 6
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 sunken lounge areafloor-to-ceiling glass wallssleek minimalist architectureopen-plan living with high ceilingsmodern landscaping

Score Breakdown

ROI
10.41
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
6.01
Payback Speed
0
STR Suitability
3

Description

Located just a short walk from some of the Algarve’s most stunning beaches, this modern villa perfectly blends functionality with refined elegance. Upon entering, you're welcomed into a spacious open-plan living and dining area of 78 m², highlighted by two impressive staircases and breathtaking sea views. Expansive pa

Location

📍 37.1023°N, 8.3837°W

· Lagoa/Carvoeiro, Algarve, Portugal

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

Detached house in Rua Encosta dos Alporchinhos, 11, Porches, Lagoa (Algarve)

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

Grade B investment — short-term rental yields 1.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score63
GradeB
Brixfox Intelligence
63BStrong
Score Breakdown
ROI & Yield69%
Capital Growth66%
Risk Profile65%
Market Demand63%

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
+7.4%
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
1.9%
$8,383/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
52.9 yr
Rental only

Property details

Year built: 2022
Energy: A+
Condition: excellent

Description

Located just a short walk from some of the Algarve’s most stunning beaches, this modern villa perfectly blends functionality with refined elegance. Upon entering, you're welcomed into a spacious open-plan living and dining area of 78 m², highlighted by two impressive staircases and breathtaking sea views. Expansive pa

Income Breakdown

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Nightly Rate (ADR)
$963/night
50% ($443)Brixfox estimate($963/night)200% ($1772)
Occupancy
60%
10%Brixfox estimate(60%)100%

Short-Term Rental

Yearly income
$100,600
Airbnb data$963/night · 60% occupancy
Rental income
$963/night · 60% occ.
$211,386
Running costs (20%)
Utilities, cleaning, maintenance
-$42,277
Income tax (10%)
Indonesian rental income tax
-$59,188
Property tax
Annual property tax
-$9,321
Net income
1.9% ROI
$100,600

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)

4.0%

True gross yield (all-in)

3.6%

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.

$23.3M$17.5M$11.7M$5.8M$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 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$6.0M
+22%
Rental Income
+$491K
Total Position
$6.5M
+32%
5.7%/yr
Year 10
Capital Value
$7.3M
+48%
Rental Income
+$1.1M
Total Position
$8.3M
+70%
5.4%/yr
Year 20
Capital Value
$10.7M
+119%
Rental Income
+$2.5M
Total Position
$13.2M
+170%
5.1%/yr
Year 30
Capital Value
$15.9M
+224%
Rental Income
+$4.4M
Total Position
$20.3M
+314%
4.9%/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
1.9% annual return
Occupancy
Good
60% average occupancy
Nightly Rate
Strong
$886 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 $886 — 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 1.9% is below the market average — model your cashflow carefully

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

40% occ.
1.7%
$7,452/mo
50% occ.
2.1%
$9,503/mo
60% occ.
2.6%
$11,554/mo
current
70% occ.
3.1%
$13,605/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.