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 B+villaluxury

Detached house in Porches, Lagoa (Algarve)

Lagoa/Carvoeiro · Central Algarve ·

€13.5M

Asking Price (EUR)

0.8%

True Net Yield (Owner, all-in)

0.6%

True Net Yield (Managed, all-in)

1.3%

True Gross Yield

51%

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: €186,927/yr
Average Daily Rate: €1001
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 90.2 years
5-yr Capital Value: €17.7M
10-yr Capital Value: €21.6M
Brixfox Score: 65.7 / 100
Comparable Properties: 5
Data Confidence: 57%
Search Radius: 15 km

True Investment Cost

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

€14.9M

+10.5% over asking

Asking price€13.5M
IMT — Property transfer tax (investment schedule)€1.0M
IS — Stamp duty (0.8%)€108,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€202,500
Total acquisition costs€1.3M
Renovation€0 — move-in ready
Furnishing & STR launch (8bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€97,550
All-in investment (incl. renovation & furnishing)€14.9M

Gross yield (asking price)

1.4%

True gross yield (all-in)

1.3%

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: 8
Bathrooms: 8
Building: 1225 m²
Land: 16297 m²
Style: modern
Condition: excellent
Energy Certificate: B
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity poolmultiple outdoor lounge areastennis courtexpansive glass wallsstone accent walls

Score Breakdown

ROI
8.62
Visual Appeal
15.6
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
5.12
Payback Speed
0
STR Suitability
3

Description

8-bedroom semi-detached villa with 1,225 sqm of gross construction area, swimming pools, tennis court, three garage spaces and an 80 sqm 2-bedroom annex, set on a 16,297 sqm plot in Porches, Algarve. The villa, distributed over two floors, offers an unparalleled lifestyle with a wide variety of amenities, such as eight

Location

📍 37.1249°N, 8.3976°W

· Lagoa/Carvoeiro, Algarve, Portugal

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

Detached house in Porches, Lagoa (Algarve)

Inventory
8 Beds
Bathrooms
8 Baths
Built Area
1225 m²
Land Plot
16297 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 0.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score66
GradeB+
Brixfox Intelligence
66B+Strong
Score Breakdown
ROI & Yield73%
Capital Growth69%
Risk Profile68%
Market Demand66%

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
+6.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$3.7M in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
0.8%
$9,570/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
—
Rental only

Property details

Energy: B
Condition: excellent

Description

8-bedroom semi-detached villa with 1,225 sqm of gross construction area, swimming pools, tennis court, three garage spaces and an 80 sqm 2-bedroom annex, set on a 16,297 sqm plot in Porches, Algarve. The villa, distributed over two floors, offers an unparalleled lifestyle with a wide variety of amenities, such as eight

Income Breakdown

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Nightly Rate (ADR)
$1,447/night
50% ($666)Brixfox estimate($1,447/night)200% ($2662)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$114,845
Airbnb data$1,447/night · 51% occupancy
Rental income
$1,447/night · 51% occ.
$270,239
Running costs (20%)
Utilities, cleaning, maintenance
-$54,048
Income tax (10%)
Indonesian rental income tax
-$75,667
Property tax
Annual property tax
-$25,679
Net income
0.8% ROI
$114,845

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$14,673,913
IMT (transfer tax, investment schedule)$1,100,543
Imposto de Selo (stamp duty)$117,391
Notary & registration$1,359
Legal / due diligence$220,109
Total acquisition costs$1,439,402
RenovationMove-in ready
Furnishing & STR launch
8bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$103,859
All-in investment$16,217,174

Gross yield (asking)

1.8%

True gross yield (all-in)

1.7%

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.

$56.1M$42.1M$28.1M$14.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $13.5M
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 16: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$16.4M
+22%
Rental Income
+$561K
Total Position
$17.0M
+26%
4.7%/yr
Year 10
Capital Value
$20.0M
+48%
Rental Income
+$1.2M
Total Position
$21.2M
+57%
4.6%/yr
Year 20
Capital Value
$29.6M
+119%
Rental Income
+$2.8M
Total Position
$32.4M
+140%
4.5%/yr
Year 30
Capital Value
$43.8M
+224%
Rental Income
+$5.0M
Total Position
$48.8M
+262%
4.4%/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
0.8% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Strong
$1331 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
16297 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1331 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 16297 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 0.8% 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

31% occ.
0.6%
$7,463/mo
41% occ.
0.9%
$10,543/mo
51% occ.
1.1%
$13,624/mo
current
61% occ.
1.4%
$16,705/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.