T2 flat in Rua dos Crastos, Nn, Porches, Lagoa (Algarve)
T2 flat in Rua dos Crastos, Nn, Porches, Lagoa (Algarve) — image 2T2 flat in Rua dos Crastos, Nn, Porches, Lagoa (Algarve) — image 3T2 flat in Rua dos Crastos, Nn, Porches, Lagoa (Algarve) — image 4T2 flat in Rua dos Crastos, Nn, Porches, Lagoa (Algarve) — image 5
Grade Bapartmentluxury

T2 flat in Rua dos Crastos, Nn, Porches, Lagoa (Algarve)

Lagoa/Carvoeiro · Central Algarve ·

€605,000

Asking Price (EUR)

3.0%

True Net Yield (Owner, all-in)

2.1%

True Net Yield (Managed, all-in)

4.6%

True Gross Yield

55%

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: €32,313/yr
Average Daily Rate: €160
Payback Period: 22.8 years
5-yr Capital Value: €794,961
10-yr Capital Value: €967,192
Brixfox Score: 59.7 / 100
Comparable Properties: 31
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.

€696,345

+15.1% over asking

Asking price€605,000
IMT — Property transfer tax (investment schedule)€36,230
IS — Stamp duty (0.8%)€4,840
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€9,075
Total acquisition costs€51,395
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€39,950
All-in investment (incl. renovation & furnishing)€696,345

Gross yield (asking price)

5.3%

True gross yield (all-in)

4.6%

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: 2
Bathrooms: 3
Building: 112 m²
Style: contemporary
Condition: excellent
Energy Certificate: A
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AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large outdoor terrace with pergolafloor-to-ceiling sliding glass doorsmodern minimalist interior designwooden accents throughout

Score Breakdown

ROI
14.53
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
4.24
Rental Demand
5.53
Payback Speed
1
STR Suitability
3

Description

2-bedroom apartment, new, with 112 sqm (gross floor area), 1 parking space, balcony and terrace in the White Shell development, in Porches, Algarve. The White Shell project, an eco-friendly resort with fifty-five 1 to 3-bedroom apartments featuring a contemporary design, is located near the beautiful beaches of the Al

Location

📍 37.1010°N, 8.3900°W

· Lagoa/Carvoeiro, Algarve, Portugal

View on JLL Residential Portugal →Also on Idealista.pt
Idealista.pt
Lagoa/Carvoeiro / Central Algarve

T2 flat in Rua dos Crastos, Nn, Porches, Lagoa (Algarve)

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

Grade B investment — short-term rental yields 3.6% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score60
GradeB
Brixfox Intelligence
60BStrong
Score Breakdown
ROI & Yield66%
Capital Growth63%
Risk Profile62%
Market Demand60%

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
+9.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$167K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.6%
$1,983/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
27.6 yr
Rental only

Property details

Energy: A
Condition: excellent

Description

2-bedroom apartment, new, with 112 sqm (gross floor area), 1 parking space, balcony and terrace in the White Shell development, in Porches, Algarve. The White Shell project, an eco-friendly resort with fifty-five 1 to 3-bedroom apartments featuring a contemporary design, is located near the beautiful beaches of the Al

Income Breakdown

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Nightly Rate (ADR)
$238/night
50% ($109)Brixfox estimate($238/night)200% ($437)
Occupancy
55%
10%Brixfox estimate(55%)100%

Short-Term Rental

Yearly income
$23,798
Airbnb data$238/night · 55% occupancy
Rental income
$238/night · 55% occ.
$47,979
Running costs (20%)
Utilities, cleaning, maintenance
-$9,596
Income tax (10%)
Indonesian rental income tax
-$13,434
Property tax
Annual property tax
-$1,151
Net income
3.6% ROI
$23,798

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$657,609
IMT (transfer tax, investment schedule)$39,380
Imposto de Selo (stamp duty)$5,261
Notary & registration$1,359
Legal / due diligence$9,864
Total acquisition costs$55,864
RenovationMove-in ready
Furnishing & STR launch
2bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$43,424
All-in investment$756,897

Gross yield (asking)

7.3%

True gross yield (all-in)

6.3%

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$864K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $605K
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 21: 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
$736K
+22%
Rental Income
+$116K
Total Position
$852K
+41%
7.1%/yr
Year 10
Capital Value
$896K
+48%
Rental Income
+$251K
Total Position
$1.1M
+90%
6.6%/yr
Year 20
Capital Value
$1.3M
+119%
Rental Income
+$588K
Total Position
$1.9M
+216%
5.9%/yr
Year 30
Capital Value
$2.0M
+224%
Rental Income
+$1.0M
Total Position
$3.0M
+397%
5.5%/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
3.6% annual return
Occupancy
Average
55% average occupancy
Nightly Rate
Strong
$219 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $219 — positioned in the top tier
Stunning visuals with 8/10 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 3.6% 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

35% occ.
3.1%
$1,691/mo
45% occ.
4.0%
$2,197/mo
55% occ.
4.9%
$2,703/mo
current
65% occ.
5.9%
$3,209/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.