T4 flat in Rua de Che Lagoense, Cidade de Lagoa, Lagoa e Carvoeiro
T4 flat in Rua de Che Lagoense, Cidade de Lagoa, Lagoa e Carvoeiro — image 2T4 flat in Rua de Che Lagoense, Cidade de Lagoa, Lagoa e Carvoeiro — image 3T4 flat in Rua de Che Lagoense, Cidade de Lagoa, Lagoa e Carvoeiro — image 4T4 flat in Rua de Che Lagoense, Cidade de Lagoa, Lagoa e Carvoeiro — image 5
Grade C+apartmentbudget

T4 flat in Rua de Che Lagoense, Cidade de Lagoa, Lagoa e Carvoeiro

Lagoa/Carvoeiro · Central Algarve ·

€235,000

Asking Price (EUR)

2.6%

True Net Yield (Owner, all-in)

1.8%

True Net Yield (Managed, all-in)

4.0%

True Gross Yield

19%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.6 months ago and is currently at 13% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €12,529/yr
Average Daily Rate: €180
Payback Period: 23.0 years
5-yr Capital Value: €308,787
10-yr Capital Value: €375,686
Brixfox Score: 53.6 / 100
Comparable Properties: 8
Data Confidence: 64%
Search Radius: 4 km

True Investment Cost

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

€312,202

+32.9% over asking

Asking price€235,000
IMT — Property transfer tax (investment schedule)€7,447
IS — Stamp duty (0.8%)€1,880
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,525
Total acquisition costs€14,102
Renovation (est. €350/m² × 113 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€39,550
(€28,250–€50,850)
Furnishing & STR launch (4bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€23,550
All-in investment (incl. renovation & furnishing)€312,202

Gross yield (asking price)

5.3%

True gross yield (all-in)

4.0%

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: 4
Bathrooms: 2
Building: 113 m²
Style: dated
Condition: fair
Year Built: 1993
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
14.47
Visual Appeal
5.4
Ownership Security
13
Location
10.56
Land & Space
4.26
Rental Demand
1.9
Payback Speed
1
STR Suitability
3

Description

4-Bedroom Apartment in Lagoa 4-bedroom apartment located in Lagoa, in the Algarve, in a quiet residential area with close proximity to the city center and various essential services. Main features: Four bedrooms (1 en-suite); Spacious and bright living room; Functional kitchen with good storage space; Good interior ar

Location

📍 37.1366°N, 8.4517°W

· Lagoa/Carvoeiro, Algarve, Portugal

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Lagoa/Carvoeiro / Central Algarve

T4 flat in Rua de Che Lagoense, Cidade de Lagoa, Lagoa e Carvoeiro

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

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

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The Investment

Brixfox Score54
GradeC+
Brixfox Intelligence
54C+Moderate
Score Breakdown
ROI & Yield59%
Capital Growth57%
Risk Profile56%
Market Demand54%

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%
+$65K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.6%
$762/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
27.9 yr
Rental only

Property details

Year built: 1993
Energy: D
Condition: fair

Description

4-Bedroom Apartment in Lagoa 4-bedroom apartment located in Lagoa, in the Algarve, in a quiet residential area with close proximity to the city center and various essential services. Main features: Four bedrooms (1 en-suite); Spacious and bright living room; Functional kitchen with good storage space; Good interior ar

Income Breakdown

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Nightly Rate (ADR)
$265/night
50% ($122)Brixfox estimate($265/night)200% ($488)
Occupancy
19%
10%Brixfox estimate(19%)100%

Short-Term Rental

Yearly income
$9,140
Airbnb data$265/night · 19% occupancy
Rental income
$265/night · 19% occ.
$18,437
Running costs (20%)
Utilities, cleaning, maintenance
-$3,687
Income tax (10%)
Indonesian rental income tax
-$5,162
Property tax
Annual property tax
-$447
Net income
3.6% ROI
$9,140

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$255,435
IMT (transfer tax, investment schedule)$8,095
Imposto de Selo (stamp duty)$2,043
Notary & registration$1,359
Legal / due diligence$3,832
Total acquisition costs$15,328
Renovation (~$380/m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		$42,989
($30,707–$55,272)
Furnishing & STR launch
4bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$25,598
All-in investment$339,350

Gross yield (asking)

7.2%

True gross yield (all-in)

5.4%

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.

$1.3M$1.0M$668K$334K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $235K
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 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$286K
+22%
Rental Income
+$45K
Total Position
$331K
+41%
7.1%/yr
Year 10
Capital Value
$348K
+48%
Rental Income
+$96K
Total Position
$444K
+89%
6.6%/yr
Year 20
Capital Value
$515K
+119%
Rental Income
+$226K
Total Position
$741K
+215%
5.9%/yr
Year 30
Capital Value
$762K
+224%
Rental Income
+$400K
Total Position
$1.2M
+395%
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
Weak
19% average occupancy
Nightly Rate
Strong
$244 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $244 — 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 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

30% occ.
7.8%
$1,657/mo
40% occ.
10.4%
$2,222/mo
19% occ.
4.9%
$1,038/mo
current
29% occ.
7.5%
$1,603/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.