T2 flat in Ferragudo, Lagoa (Algarve)
T2 flat in Ferragudo, Lagoa (Algarve) — image 2T2 flat in Ferragudo, Lagoa (Algarve) — image 3T2 flat in Ferragudo, Lagoa (Algarve) — image 4T2 flat in Ferragudo, Lagoa (Algarve) — image 5
Grade Bapartmentmid-range

T2 flat in Ferragudo, Lagoa (Algarve)

Lagoa/Carvoeiro · Central Algarve ·

€449,000

Asking Price (EUR)

3.7%

True Net Yield (Owner, all-in)

2.6%

True Net Yield (Managed, all-in)

5.7%

True Gross Yield

49%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 months ago and is currently at 16% 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: €29,753/yr
Average Daily Rate: €165
Payback Period: 18.7 years
5-yr Capital Value: €589,979
10-yr Capital Value: €717,800
Brixfox Score: 62.4 / 100
Comparable Properties: 57
Data Confidence: 84%
Search Radius: 2 km

True Investment Cost

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

€519,982

+15.8% over asking

Asking price€449,000
IMT — Property transfer tax (investment schedule)€23,750
IS — Stamp duty (0.8%)€3,592
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,735
Total acquisition costs€35,327
Renovation (est. €55/m² × 151 m²)
Light touch-ups — paint, fixtures, deep clean.		€8,305
(€4,530–€12,080)
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)€519,982

Gross yield (asking price)

6.6%

True gross yield (all-in)

5.7%

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: 2
Building: 151 m²
Style: contemporary
Condition: good
Year Built: 2008
Energy Certificate: C
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

integrated kitchen and dining arearecessed ceiling lightingcommunal swimming pool

Score Breakdown

ROI
15.99
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
5.02
Rental Demand
4.94
Payback Speed
2
STR Suitability
3

Description

Stunning 2-Bedroom Apartment Just a Short Walk from the Beach in Ferragudo Discover this elegant 2-bedroom apartment located in one of the most sought-after areas of Ferragudo, just a 5-minute walk from the beach. With a total area of 151 sqm, this property stands out for its spacious layout, functionality, and high-q

Location

📍 37.1237°N, 8.5179°W

· Lagoa/Carvoeiro, Algarve, Portugal

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

T2 flat in Ferragudo, Lagoa (Algarve)

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

Grade B investment — short-term rental yields 4.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score62
GradeB
Brixfox Intelligence
62BStrong
Score Breakdown
ROI & Yield68%
Capital Growth65%
Risk Profile64%
Market Demand62%

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
+10.0%
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
4.4%
$1,804/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
22.6 yr
Rental only

Property details

Year built: 2008
Energy: C
Condition: good

Description

Stunning 2-Bedroom Apartment Just a Short Walk from the Beach in Ferragudo Discover this elegant 2-bedroom apartment located in one of the most sought-after areas of Ferragudo, just a 5-minute walk from the beach. With a total area of 151 sqm, this property stands out for its spacious layout, functionality, and high-q

Income Breakdown

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Nightly Rate (ADR)
$240/night
50% ($110)Brixfox estimate($240/night)200% ($441)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$21,642
Airbnb data$240/night · 49% occupancy
Rental income
$240/night · 49% occ.
$43,262
Running costs (20%)
Utilities, cleaning, maintenance
-$8,652
Income tax (10%)
Indonesian rental income tax
-$12,113
Property tax
Annual property tax
-$854
Net income
4.4% ROI
$21,642

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$488,043
IMT (transfer tax, investment schedule)$25,815
Imposto de Selo (stamp duty)$3,904
Notary & registration$1,359
Legal / due diligence$7,321
Total acquisition costs$38,399
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$9,027
($4,924–$13,130)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$29,728
All-in investment$565,198

Gross yield (asking)

8.9%

True gross yield (all-in)

7.7%

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.

$2.8M$2.1M$1.4M$691K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $449K
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 18: 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
$546K
+22%
Rental Income
+$106K
Total Position
$652K
+45%
7.7%/yr
Year 10
Capital Value
$665K
+48%
Rental Income
+$228K
Total Position
$893K
+99%
7.1%/yr
Year 20
Capital Value
$984K
+119%
Rental Income
+$535K
Total Position
$1.5M
+238%
6.3%/yr
Year 30
Capital Value
$1.5M
+224%
Rental Income
+$947K
Total Position
$2.4M
+435%
5.8%/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
4.4% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Strong
$221 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $221 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.4% 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

30% occ.
3.6%
$1,460/mo
40% occ.
4.8%
$1,971/mo
49% occ.
6.0%
$2,452/mo
current
59% occ.
7.3%
$2,963/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.