T2 flat in Rua Artur Bravo, Porches, Lagoa (Algarve)
T2 flat in Rua Artur Bravo, Porches, Lagoa (Algarve) — image 2T2 flat in Rua Artur Bravo, Porches, Lagoa (Algarve) — image 3T2 flat in Rua Artur Bravo, Porches, Lagoa (Algarve) — image 4T2 flat in Rua Artur Bravo, Porches, Lagoa (Algarve) — image 5
Grade Aapartmentmid-range

T2 flat in Rua Artur Bravo, Porches, Lagoa (Algarve)

Lagoa/Carvoeiro · Central Algarve ·

€365,000

Asking Price (EUR)

6.5%

True Net Yield (Owner, all-in)

4.5%

True Net Yield (Managed, all-in)

10.0%

True Gross Yield

66%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.2 months ago and is currently at 10% 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: €42,090/yr
Average Daily Rate: €176
Payback Period: 10.5 years
5-yr Capital Value: €479,605
10-yr Capital Value: €583,512
Brixfox Score: 75.1 / 100
Comparable Properties: 24
Data Confidence: 78%
Search Radius: 3 km

True Investment Cost

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

€419,025

+14.8% over asking

Asking price€365,000
IMT — Property transfer tax (investment schedule)€17,030
IS — Stamp duty (0.8%)€2,920
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,475
Total acquisition costs€26,675
Renovation€0 — move-in ready
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)€419,025

Gross yield (asking price)

11.5%

True gross yield (all-in)

10.0%

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: 109 m²
Style: portuguese-traditional
Condition: excellent
Year Built: 2023
Energy Certificate: B
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional Algarve architecturemultiple balconies and terracesdistinctive chimneys and turrets

Score Breakdown

ROI
22.4
Visual Appeal
13.6
Ownership Security
13
Location
8.4
Land & Space
4.18
Rental Demand
6.55
Payback Speed
4
STR Suitability
3

Description

**2-Bedroom Apartment in Porches - Unique Opportunity! ** Now with Formula 1! Discover the comfort and sophistication of this incredible 2-bedroom apartment in Porches, located in a modern and welcoming condominium, just steps from the sea. With a gross area of 109 m², this property, built in 2023, offers an ideal spa

Location

📍 37.1226°N, 8.3977°W

· Lagoa/Carvoeiro, Algarve, Portugal

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

T2 flat in Rua Artur Bravo, Porches, Lagoa (Algarve)

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

Grade A investment — short-term rental yields 8.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score75
GradeA
Brixfox Intelligence
75AExcellent
Score Breakdown
ROI & Yield83%
Capital Growth79%
Risk Profile76%
Market Demand75%

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
+13.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$101K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.0%
$2,654/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
12.5 yr
Rental only

Property details

Year built: 2023
Energy: B
Condition: excellent

Description

**2-Bedroom Apartment in Porches - Unique Opportunity! ** Now with Formula 1! Discover the comfort and sophistication of this incredible 2-bedroom apartment in Porches, located in a modern and welcoming condominium, just steps from the sea. With a gross area of 109 m², this property, built in 2023, offers an ideal spa

Income Breakdown

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Nightly Rate (ADR)
$262/night
50% ($120)Brixfox estimate($262/night)200% ($481)
Occupancy
66%
10%Brixfox estimate(66%)100%

Short-Term Rental

Yearly income
$31,847
Airbnb data$262/night · 66% occupancy
Rental income
$262/night · 66% occ.
$62,579
Running costs (20%)
Utilities, cleaning, maintenance
-$12,516
Income tax (10%)
Indonesian rental income tax
-$17,522
Property tax
Annual property tax
-$694
Net income
8.0% ROI
$31,847

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$396,739
IMT (transfer tax, investment schedule)$18,511
Imposto de Selo (stamp duty)$3,174
Notary & registration$1,359
Legal / due diligence$5,951
Total acquisition costs$28,995
RenovationMove-in ready
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$29,728
All-in investment$455,462

Gross yield (asking)

15.8%

True gross yield (all-in)

13.7%

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.

$3.0M$2.2M$1.5M$741K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $365K
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
$444K
+22%
Rental Income
+$156K
Total Position
$600K
+64%
10.4%/yr
Year 10
Capital Value
$540K
+48%
Rental Income
+$336K
Total Position
$876K
+140%
9.2%/yr
Year 20
Capital Value
$800K
+119%
Rental Income
+$787K
Total Position
$1.6M
+335%
7.6%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$1.4M
Total Position
$2.6M
+606%
6.7%/yr

Location

Lagoa/Carvoeiro

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.0% annual return
Occupancy
Good
66% average occupancy
Nightly Rate
Strong
$241 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 8.0% — outperforms most villas in this market
Premium nightly rate of $241 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Compact plot at 0 m² — limited expansion potential

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

46% occ.
7.5%
$2,479/mo
56% occ.
9.2%
$3,036/mo
66% occ.
10.9%
$3,593/mo
current
76% occ.
12.6%
$4,150/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.