Terraced house in Rua Dom João II, Mexilhoeira da Carregação, Estômbar e Parchal
Terraced house in Rua Dom João II, Mexilhoeira da Carregação, Estômbar e Parchal — image 2Terraced house in Rua Dom João II, Mexilhoeira da Carregação, Estômbar e Parchal — image 3Terraced house in Rua Dom João II, Mexilhoeira da Carregação, Estômbar e Parchal — image 4Terraced house in Rua Dom João II, Mexilhoeira da Carregação, Estômbar e Parchal — image 5
Grade Cvillabudget

Terraced house in Rua Dom João II, Mexilhoeira da Carregação, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve ·

€230,000

Asking Price (EUR)

Net yield — free account

True Net Yield (after-tax, all-in)

2.9%

True Gross Yield

28%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 3.6 months ago and is currently at 30% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.79, occupancy cap 68%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €11,654/yr
Average Daily Rate: €114
-34.0% vs area baselineImage quality 2/10 (-15%), Portuguese-traditional style (+5%), No pool (-12%), Budget finish (-12%)
5-yr Capital Value: €266,633
10-yr Capital Value: €309,101
Brixfox Score: 39.3 / 100
Comparable Properties: 5
Data Confidence: 77%
Search Radius: 2 km

True Investment Cost

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

€402,746

+75.1% over asking

Asking price€230,000
IMT — Property transfer tax (investment schedule)€6,706
IS — Stamp duty (0.8%)€1,840
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,450
Total acquisition costs€13,246
Renovation (est. €900/m² × 160 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€144,000
(€112,000–€176,000)
Furnishing & STR launch (0bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€15,500
All-in investment (incl. renovation & furnishing)€402,746

Gross yield (asking price)

5.1%

True gross yield (all-in)

2.9%

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.

Building: 160 m²
Land: 337 m²
Style: portuguese-traditional
Condition: needs-renovation
Year Built: 1951
Energy Certificate: Exempt

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
0.72
Visual Appeal
2.2
Ownership Security
13
Location
8.4
Land & Space
8.2
Rental Demand
2.79
Payback Speed
0
STR Suitability
4

Description

Townhouse consisting of 3 articles, with a total area of 337.10 m² and 159.20 m² of land, with the possibility of reconstruction or development of construction in height, located in the village of Mexilhoeira da Carregação, near the river Arade, access to the EN 125 and the A 22. Just 5 minutes from the city of Portimã

Location

📍 37.1456°N, 8.5042°W

Approximate location — mapped to the centre of Lagoa/Carvoeiro

· Lagoa/Carvoeiro, Algarve, Portugal

View this property on ERA Lagoa →Listed via Idealista.pt
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Terraced house in Rua Dom João II, Mexilhoeira da Carregação, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve · Ref BF-4610 Source verified · ERA Lagoa · listed 3 Jun 2026
Asking price · Freehold
€230,000
Inquire — direct to agent
Ownership
Freehold
Bedrooms
Studio
Built area
160 m²
Land
337 m²
Gross yield
4.2%
Est. ADR
€114/night
Occupancy
28%
Brixfox Score 39 · CFinancial analysis ↓

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Property details

Year built: 1951
Energy: Exempt
Condition: needs-renovation

Description

Townhouse consisting of 3 articles, with a total area of 337.10 m² and 159.20 m² of land, with the possibility of reconstruction or development of construction in height, located in the village of Mexilhoeira da Carregação, near the river Arade, access to the EN 125 and the A 22. Just 5 minutes from the city of Portimã

Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Fully managed is the Brixfox Standard shown on every card: a full-service manager whose commission includes the OTA/channel listing (not the cleaning cost — changeovers are funded by guest cleaning fees; you bear the residual). Self-managed drops the commission but pays the OTA host fee directly — and your own time.
Net yieldNet operating income ÷ all-in investment. After local operating taxes; before home-country personal tax and financing costs. Modelled from observed market performance of comparable Airbnb listings.
—
Awaiting comparable data
Gross yield · all-in basis
—
Before tax in your home country and financing costs. Estimates, not financial advice.

Revenue assumptions

Derived from the comparable Airbnb listings below. The headline ADR is on the ASKING-price basis — the nightly rates nearby hosts list at, not yet corrected to booked rates (Portugal's calendar dataset is young), so treat it as an optimistic upper bound. Occupancy is annualised from the observed comp window. Comp cards below show raw asking prices.
Expected ADR
—
Asking-price basis
Expected occupancy
—
Projected annual revenue
—
ADR × occupancy × 365
Comp data observed in USD · converted at €0.92/$
Seasonal occupancy pattern
Peak Aug +50% · Low Dec -41%
J
F
M
A
M
J
J
A
S
O
N
D
Modelled monthly index (relative to the annual average) — replaced by measured per-market indices as calendar history matures.

Investment basis

The true all-in acquisition cost — asking price plus purchase costs, renovation and furnishing. Every yield on this page is computed against this total, not the asking price.
Adjust the figures to your deal — yields recalculate live.
Purchase price· asking
€
Acquisition costs· 5.8% of price, auto-calculated
€13,246
IMT (transfer tax, investment schedule)€6,706
Imposto de Selo (stamp duty)€1,840
Notary & registration€1,250
Legal fees€3,450
Renovation budget· Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.
€
Furniture & STR launch· default ≈ €13,500/bedroom
€
All-in investment
€400,746
+74.2% over asking
The P&L needs a revenue basis from comparable listings — it appears once comp data is available.

Total return estimate

OptionalNet yield plus an appreciation assumption you choose. Appreciation is a forward-looking assumption, not data — which is why it defaults to 0% and is kept out of the yield figures above.
Annual appreciation assumption0%
0%5% · Lagoa/Carvoeiro 5-yr avg — historical, not a forecast8%
Indicative total return
—/yr
— + 0% appreciation
Appreciation assumptions are illustrative only. Past regional price growth does not predict future performance; local supply, regulation and currency moves can materially change outcomes. Not financial advice.

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Where it sits — and the comps around it

The Airbnb listings behind the market evidence above, on the map.

Location

Lagoa/Carvoeiro

Central Algarve, Approximate area

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Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Weak
1.5% net yield on all-in cost
Occupancy
Weak
28% average occupancy
Nightly Rate
Weak
€114 per night
Visual Appeal
Weak
1/10 visual appeal
Size & Space
Good
337 m² land area
AL Licence
Pending
Not verified — confirm AL registration before purchase
Tenure
Strong
Freehold ownership

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Risks & What-If

What if occupancy changes?

Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost

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Data Sources & Methodology

ROI calculations use Brixfox Intelligence rental data from live Airbnb calendar tracking — the Algarve dataset has been live since March 2026, seasonality-adjusted to a full-year estimate with a conservative calibration while it matures. Operating costs are modelled per line (management, channel fees, cleaning, utilities, IMI, maintenance, insurance). After-tax yields deduct non-resident IRS on AL income under the simplified regime (~8.75% of gross); buyer-side IMT and stamp duty are included in the all-in cost basis. Market factors in Portugal may impact actual yields.