T2 flat, Urbanização da Hortinha, Ferragudo, Lagoa (Algarve)
T2 flat, Urbanização da Hortinha, Ferragudo, Lagoa (Algarve) — image 2T2 flat, Urbanização da Hortinha, Ferragudo, Lagoa (Algarve) — image 3T2 flat, Urbanização da Hortinha, Ferragudo, Lagoa (Algarve) — image 4T2 flat, Urbanização da Hortinha, Ferragudo, Lagoa (Algarve) — image 5
Grade B+apartmentbudget

T2 flat, Urbanização da Hortinha, Ferragudo, Lagoa (Algarve)

Lagoa/Carvoeiro · Central Algarve ·

€267,500

Asking Price (EUR)

7.0%

True Net Yield (Owner, all-in)

4.8%

True Net Yield (Managed, all-in)

10.8%

True Gross Yield

47%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.8 months ago and is currently at 15% 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: €32,996/yr
Average Daily Rate: €192
Payback Period: 10.0 years
5-yr Capital Value: €351,491
10-yr Capital Value: €427,643
Brixfox Score: 70.1 / 100
Comparable Properties: 53
Data Confidence: 86%
Search Radius: 2 km

True Investment Cost

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

€306,425

+14.6% over asking

Asking price€267,500
IMT — Property transfer tax (investment schedule)€9,722
IS — Stamp duty (0.8%)€2,140
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,013
Total acquisition costs€17,125
Renovation (est. €55/m² × 90 m²)
Light touch-ups — paint, fixtures, deep clean.		€4,950
(€2,700–€7,200)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€16,850
All-in investment (incl. renovation & furnishing)€306,425

Gross yield (asking price)

12.3%

True gross yield (all-in)

10.8%

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: 90 m²
Style: portuguese-traditional
Condition: good
Year Built: 1990
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

arched balconieswood-burning stove

Score Breakdown

ROI
23.14
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
3.8
Rental Demand
4.72
Payback Speed
4
STR Suitability
3

Description

Apartment T2 for sale - Ferragudo Discover this charming 2-bedroom apartment in Ferragudo, within the municipality of Lagoa — one of the most authentic and picturesque villages in the Algarve. With two bedrooms, two bathrooms, a spacious living room, and two balconies offering open views over Ferragudo, this property s

Location

📍 37.1244°N, 8.5153°W

· Lagoa/Carvoeiro, Algarve, Portugal

View on Idealista.pt
Idealista.pt
Lagoa/Carvoeiro / Central Algarve

T2 flat, Urbanização da Hortinha, Ferragudo, Lagoa (Algarve)

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

Grade B+ investment — short-term rental yields 8.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score70
GradeB+
Brixfox Intelligence
70B+Strong
Score Breakdown
ROI & Yield77%
Capital Growth74%
Risk Profile72%
Market Demand70%

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
+14.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$74K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.4%
$2,047/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
11.8 yr
Rental only

Property details

Year built: 1990
Energy: C
Condition: good

Description

Apartment T2 for sale - Ferragudo Discover this charming 2-bedroom apartment in Ferragudo, within the municipality of Lagoa — one of the most authentic and picturesque villages in the Algarve. With two bedrooms, two bathrooms, a spacious living room, and two balconies offering open views over Ferragudo, this property s

Income Breakdown

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Nightly Rate (ADR)
$280/night
50% ($129)Brixfox estimate($280/night)200% ($515)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$24,561
Airbnb data$280/night · 47% occupancy
Rental income
$280/night · 47% occ.
$48,212
Running costs (20%)
Utilities, cleaning, maintenance
-$9,642
Income tax (10%)
Indonesian rental income tax
-$13,499
Property tax
Annual property tax
-$509
Net income
8.4% ROI
$24,561

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$290,761
IMT (transfer tax, investment schedule)$10,567
Imposto de Selo (stamp duty)$2,326
Notary & registration$1,359
Legal / due diligence$4,362
Total acquisition costs$18,614
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$5,380
($2,935–$7,826)
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$18,315
All-in investment$333,071

Gross yield (asking)

16.6%

True gross yield (all-in)

14.5%

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.

$2.2M$1.7M$1.1M$559K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $268K
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
$325K
+22%
Rental Income
+$120K
Total Position
$445K
+67%
10.7%/yr
Year 10
Capital Value
$396K
+48%
Rental Income
+$259K
Total Position
$655K
+145%
9.4%/yr
Year 20
Capital Value
$586K
+119%
Rental Income
+$607K
Total Position
$1.2M
+346%
7.8%/yr
Year 30
Capital Value
$868K
+224%
Rental Income
+$1.1M
Total Position
$1.9M
+626%
6.8%/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
Strong
8.4% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Strong
$258 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.4% — outperforms most villas in this market
Premium nightly rate of $258 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 47% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
7.2%
$1,747/mo
40% occ.
9.7%
$2,343/mo
47% occ.
11.4%
$2,770/mo
current
57% occ.
13.9%
$3,366/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.