Detached house in Sobral, Porches
Detached house in Sobral, Porches — image 2Detached house in Sobral, Porches — image 3Detached house in Sobral, Porches — image 4Detached house in Sobral, Porches — image 5
Grade Avillamid-range

Detached house in Sobral, Porches

Lagoa/Carvoeiro · Central Algarve ·

€890,000

Asking Price (EUR)

6.5%

True Net Yield (Owner, all-in)

4.5%

True Net Yield (Managed, all-in)

10.0%

True Gross Yield

67%

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: €102,121/yr
Average Daily Rate: €419
-3.0% vs area baselineImage quality 5/10 (-6%), Portuguese-traditional style (+5%), No pool (-12%), Has view (+10%)
Payback Period: 9.5 years
5-yr Capital Value: €1.2M
10-yr Capital Value: €1.4M
Brixfox Score: 81.5 / 100
Comparable Properties: 9
Data Confidence: 56%
Search Radius: 6 km

True Investment Cost

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

€1.0M

+15.1% over asking

Asking price€890,000
IMT — Property transfer tax (investment schedule)€53,400
IS — Stamp duty (0.8%)€7,120
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€13,350
Total acquisition costs€75,120
Renovation (est. €55/m² × 398 m²)
Light touch-ups — paint, fixtures, deep clean.		€21,890
(€11,940–€31,840)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€37,550
All-in investment (incl. renovation & furnishing)€1.0M

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: 4
Bathrooms: 1
Building: 398 m²
Land: 32230 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: E
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

covered patiogarden archwayrural setting

Score Breakdown

ROI
24.05
Visual Appeal
9.4
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
7.69
Payback Speed
4
STR Suitability
3

Description

Great opportunity to acquire a renovated farmhouse, ideally located between Lagoa and Porches in the Algarve. The property extends over a plot of 32,230 m², including 300 m² of covered area and 31,930 m² of uncovered area. The land is rustic/urban in nature. Renovated housing: the quinta has been completely rethoug

Location

📍 37.1200°N, 8.3900°W

· Lagoa/Carvoeiro, Algarve, Portugal

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

Detached house in Sobral, Porches

Inventory
4 Beds
Bathrooms
1 Baths
Built Area
398 m²
Land Plot
32230 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 9.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score82
GradeA
Brixfox Intelligence
82AExcellent
Score Breakdown
ROI & Yield90%
Capital Growth86%
Risk Profile83%
Market Demand82%

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.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+14.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$246K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.0%
$7,221/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
11.2 yr
Rental only

Property details

Energy: E
Condition: good

Description

Great opportunity to acquire a renovated farmhouse, ideally located between Lagoa and Porches in the Algarve. The property extends over a plot of 32,230 m², including 300 m² of covered area and 31,930 m² of uncovered area. The land is rustic/urban in nature. Renovated housing: the quinta has been completely rethoug

Income Breakdown

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Nightly Rate (ADR)
$606/night
50% ($279)Brixfox estimate($606/night)200% ($1114)
Occupancy
77%
10%Brixfox estimate(77%)100%

Short-Term Rental

Yearly income
$86,655
Airbnb data$606/night · 77% occupancy
Rental income
$606/night · 77% occ.
$169,899
Running costs (20%)
Utilities, cleaning, maintenance
-$33,980
Income tax (10%)
Indonesian rental income tax
-$47,572
Property tax
Annual property tax
-$1,693
Net income
9.0% ROI
$86,655

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$967,391
IMT (transfer tax, investment schedule)$58,043
Imposto de Selo (stamp duty)$7,739
Notary & registration$1,359
Legal / due diligence$14,511
Total acquisition costs$81,652
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$23,793
($12,978–$34,609)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$38,641
All-in investment$1,111,478

Gross yield (asking)

17.6%

True gross yield (all-in)

15.3%

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.

$7.7M$5.8M$3.8M$1.9M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $890K
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 10: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.1M
+22%
Rental Income
+$423K
Total Position
$1.5M
+69%
11.1%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$914K
Total Position
$2.2M
+151%
9.6%/yr
Year 20
Capital Value
$2.0M
+119%
Rental Income
+$2.1M
Total Position
$4.1M
+360%
7.9%/yr
Year 30
Capital Value
$2.9M
+224%
Rental Income
+$3.8M
Total Position
$6.7M
+650%
6.9%/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
Strong
9.0% annual return
Occupancy
Strong
77% average occupancy
Nightly Rate
Strong
$557 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Strong
32230 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 9.0% — outperforms most villas in this market
Strong occupancy at 77% — consistent booking demand
Premium nightly rate of $557 — positioned in the top tier

Watch Out

Secondary location — rental demand may be lower than premium areas
Visual appeal is below average — photos may not compete well on Airbnb listings

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

57% occ.
8.9%
$7,190/mo
67% occ.
10.5%
$8,480/mo
77% occ.
12.1%
$9,769/mo
current
87% occ.
13.7%
$11,059/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.