T2 flat in Porches, Lagoa (Algarve)
T2 flat in Porches, Lagoa (Algarve) — image 2T2 flat in Porches, Lagoa (Algarve) — image 3T2 flat in Porches, Lagoa (Algarve) — image 4T2 flat in Porches, Lagoa (Algarve) — image 5
Grade B+apartmentmid-range

T2 flat in Porches, Lagoa (Algarve)

Lagoa/Carvoeiro · Central Algarve ·

€289,500

Asking Price (EUR)

6.6%

True Net Yield (Owner, all-in)

4.6%

True Net Yield (Managed, all-in)

10.1%

True Gross Yield

50%

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: €34,529/yr
Average Daily Rate: €188
Payback Period: 10.2 years
5-yr Capital Value: €380,399
10-yr Capital Value: €462,813
Brixfox Score: 71.7 / 100
Comparable Properties: 54
Data Confidence: 91%
Search Radius: 2 km

True Investment Cost

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

€340,311

+17.6% over asking

Asking price€289,500
IMT — Property transfer tax (investment schedule)€11,262
IS — Stamp duty (0.8%)€2,316
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,343
Total acquisition costs€19,171
Renovation (est. €55/m² × 78 m²)
Light touch-ups — paint, fixtures, deep clean.		€4,290
(€2,340–€6,240)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€27,350
All-in investment (incl. renovation & furnishing)€340,311

Gross yield (asking price)

11.9%

True gross yield (all-in)

10.1%

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: 2
Bathrooms: 1
Building: 78 m²
Style: portuguese-traditional
Condition: good
Year Built: 1988
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional white stucco architecturecommunal swimming poollandscaped gardens

Score Breakdown

ROI
22.88
Visual Appeal
11.8
Ownership Security
13
Location
8.4
Land & Space
3.56
Rental Demand
5.04
Payback Speed
4
STR Suitability
3

Description

T2 apartment (T1+1), located in a family condominium with a communal pool, green spaces, barbecue area, and playground, situated in Alporchinhos Porches, just 500 meters from the beach. Located on the 1st floor (no elevator), the property faces the pool and garden, offering a calm and pleasant environment, ideal for p

Location

📍 37.1035°N, 8.3800°W

· Lagoa/Carvoeiro, Algarve, Portugal

View on Kat Properties →Also on Idealista.pt
Idealista.pt
Lagoa/Carvoeiro / Central Algarve

T2 flat in Porches, Lagoa (Algarve)

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

Grade B+ investment — short-term rental yields 8.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score72
GradeB+
Brixfox Intelligence
72B+Strong
Score Breakdown
ROI & Yield79%
Capital Growth76%
Risk Profile73%
Market Demand72%

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
+13.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$80K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.3%
$2,175/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
12.1 yr
Rental only

Property details

Year built: 1988
Energy: C
Condition: good

Description

T2 apartment (T1+1), located in a family condominium with a communal pool, green spaces, barbecue area, and playground, situated in Alporchinhos Porches, just 500 meters from the beach. Located on the 1st floor (no elevator), the property faces the pool and garden, offering a calm and pleasant environment, ideal for p

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$278/night
50% ($128)Brixfox estimate($278/night)200% ($512)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$26,102
Airbnb data$278/night · 50% occupancy
Rental income
$278/night · 50% occ.
$51,254
Running costs (20%)
Utilities, cleaning, maintenance
-$10,251
Income tax (10%)
Indonesian rental income tax
-$14,351
Property tax
Annual property tax
-$551
Net income
8.3% ROI
$26,102

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$314,674
IMT (transfer tax, investment schedule)$12,241
Imposto de Selo (stamp duty)$2,517
Notary & registration$1,359
Legal / due diligence$4,721
Total acquisition costs$20,838
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$4,663
($2,543–$6,783)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$29,728
All-in investment$369,903

Gross yield (asking)

16.3%

True gross yield (all-in)

13.9%

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.

$2.4M$1.8M$1.2M$598K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $290K
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 11: 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
$352K
+22%
Rental Income
+$127K
Total Position
$480K
+66%
10.6%/yr
Year 10
Capital Value
$429K
+48%
Rental Income
+$275K
Total Position
$704K
+143%
9.3%/yr
Year 20
Capital Value
$634K
+119%
Rental Income
+$645K
Total Position
$1.3M
+342%
7.7%/yr
Year 30
Capital Value
$939K
+224%
Rental Income
+$1.1M
Total Position
$2.1M
+619%
6.8%/yr

Location

Lagoa/Carvoeiro

Central Algarve, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.3% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$256 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.3% — outperforms most villas in this market
Premium nightly rate of $256 — 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 50% — 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.
6.7%
$1,758/mo
40% occ.
9.0%
$2,351/mo
50% occ.
11.2%
$2,944/mo
current
60% occ.
13.5%
$3,537/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.