T3 flat, Urbanização Fazenda Grande, Nn, Mexilhoeira da Carregação, Estômbar e Parchal
T3 flat, Urbanização Fazenda Grande, Nn, Mexilhoeira da Carregação, Estômbar e Parchal — image 2T3 flat, Urbanização Fazenda Grande, Nn, Mexilhoeira da Carregação, Estômbar e Parchal — image 3T3 flat, Urbanização Fazenda Grande, Nn, Mexilhoeira da Carregação, Estômbar e Parchal — image 4T3 flat, Urbanização Fazenda Grande, Nn, Mexilhoeira da Carregação, Estômbar e Parchal — image 5
Grade B+apartmentbudget

T3 flat, Urbanização Fazenda Grande, Nn, Mexilhoeira da Carregação, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve ·

€450,000

Asking Price (EUR)

6.1%

True Net Yield (Owner, all-in)

4.3%

True Net Yield (Managed, all-in)

9.5%

True Gross Yield

48%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €48,587/yr
Average Daily Rate: €280
Payback Period: 11.4 years
5-yr Capital Value: €591,293
10-yr Capital Value: €719,399
Brixfox Score: 69.2 / 100
Comparable Properties: 14
Data Confidence: 72%
Search Radius: 3 km

True Investment Cost

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

€513,275

+14.1% over asking

Asking price€450,000
IMT — Property transfer tax (investment schedule)€23,830
IS — Stamp duty (0.8%)€3,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,750
Total acquisition costs€35,430
Renovation (est. €55/m² × 139 m²)
Light touch-ups — paint, fixtures, deep clean.		€7,645
(€4,170–€11,120)
Furnishing & STR launch (3bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€20,200
All-in investment (incl. renovation & furnishing)€513,275

Gross yield (asking price)

10.8%

True gross yield (all-in)

9.5%

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: 3
Bathrooms: 2
Building: 139 m²
Style: dated
Condition: good
Year Built: 2006
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

blue balcony railings

Score Breakdown

ROI
21.26
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
4.78
Rental Demand
4.75
Payback Speed
4
STR Suitability
3

Description

FABULOUS MODERN 3-BEDROOM APARTMENT WITH LARGE DIMENSIONS, 3 SPACIOUS BALCONIES WITH RIVER VIEW, PANTRY, STORAGE ROOM AND TWO BATHROOMS, VERY WELL LOCATED JUST MINUTES FROM FERRAGUDO AND THE BEACH! Excellent modern 3-bedroom apartment with excellent areas located in a privileged area, close to all amenities and servic

Location

📍 37.1440°N, 8.5079°W

· Lagoa/Carvoeiro, Algarve, Portugal

View on Century21 Realty Art 2 →Also on Idealista.pt
Idealista.pt
Lagoa/Carvoeiro / Central Algarve

T3 flat, Urbanização Fazenda Grande, Nn, Mexilhoeira da Carregação, Estômbar e Parchal

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

Grade B+ investment — short-term rental yields 7.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score69
GradeB+
Brixfox Intelligence
69B+Strong
Score Breakdown
ROI & Yield76%
Capital Growth72%
Risk Profile71%
Market Demand69%

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
+12.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$124K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.4%
$3,012/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
13.5 yr
Rental only

Property details

Year built: 2006
Energy: C
Condition: good

Description

FABULOUS MODERN 3-BEDROOM APARTMENT WITH LARGE DIMENSIONS, 3 SPACIOUS BALCONIES WITH RIVER VIEW, PANTRY, STORAGE ROOM AND TWO BATHROOMS, VERY WELL LOCATED JUST MINUTES FROM FERRAGUDO AND THE BEACH! Excellent modern 3-bedroom apartment with excellent areas located in a privileged area, close to all amenities and servic

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$410/night
50% ($189)Brixfox estimate($410/night)200% ($755)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$36,139
Airbnb data$410/night · 48% occupancy
Rental income
$410/night · 48% occ.
$71,143
Running costs (20%)
Utilities, cleaning, maintenance
-$14,229
Income tax (10%)
Indonesian rental income tax
-$19,920
Property tax
Annual property tax
-$856
Net income
7.4% ROI
$36,139

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$489,130
IMT (transfer tax, investment schedule)$25,902
Imposto de Selo (stamp duty)$3,913
Notary & registration$1,359
Legal / due diligence$7,337
Total acquisition costs$38,511
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$8,310
($4,533–$12,087)
Furnishing & STR launch
3bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$21,957
All-in investment$557,908

Gross yield (asking)

14.5%

True gross yield (all-in)

12.8%

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.

$3.5M$2.6M$1.7M$874K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $450K
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 12: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$547K
+22%
Rental Income
+$177K
Total Position
$724K
+61%
10.0%/yr
Year 10
Capital Value
$666K
+48%
Rental Income
+$381K
Total Position
$1.0M
+133%
8.8%/yr
Year 20
Capital Value
$986K
+119%
Rental Income
+$893K
Total Position
$1.9M
+318%
7.4%/yr
Year 30
Capital Value
$1.5M
+224%
Rental Income
+$1.6M
Total Position
$3.0M
+576%
6.6%/yr

Location

Lagoa/Carvoeiro

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.4% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Strong
$377 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $377 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 48% — 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.
6.3%
$2,549/mo
40% occ.
8.4%
$3,423/mo
48% occ.
10.0%
$4,079/mo
current
58% occ.
12.1%
$4,952/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.