T2 flat, Urbanização das Sesmarias, Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro
T2 flat, Urbanização das Sesmarias, Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro — image 2T2 flat, Urbanização das Sesmarias, Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro — image 3T2 flat, Urbanização das Sesmarias, Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro — image 4T2 flat, Urbanização das Sesmarias, Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro — image 5
Grade B+apartmentmid-range

T2 flat, Urbanização das Sesmarias, Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro

Lagoa/Carvoeiro · Central Algarve ·

€345,000

Asking Price (EUR)

5.0%

True Net Yield (Owner, all-in)

3.4%

True Net Yield (Managed, all-in)

7.6%

True Gross Yield

40%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% 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: €30,724/yr
Average Daily Rate: €208
Payback Period: 13.8 years
5-yr Capital Value: €453,325
10-yr Capital Value: €551,539
Brixfox Score: 66.2 / 100
Comparable Properties: 15
Data Confidence: 76%
Search Radius: 2 km

True Investment Cost

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

€401,750

+16.4% over asking

Asking price€345,000
IMT — Property transfer tax (investment schedule)€15,430
IS — Stamp duty (0.8%)€2,760
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,175
Total acquisition costs€24,615
Renovation (est. €55/m² × 87 m²)
Light touch-ups — paint, fixtures, deep clean.		€4,785
(€2,610–€6,960)
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)€401,750

Gross yield (asking price)

8.9%

True gross yield (all-in)

7.6%

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: 87 m²
Style: portuguese-traditional
Condition: good
Year Built: 1998
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

communal swimming pooltraditional Algarve architecturelandscaped gardens

Score Breakdown

ROI
18.89
Visual Appeal
10
Ownership Security
13
Location
10.56
Land & Space
3.74
Rental Demand
4.04
Payback Speed
3
STR Suitability
3

Description

This beautifully renovated 2-bedroom apartment is located in a quiet, well-maintained residential complex in Carvoeiro - one of the most desirable areas in the Algarve. Fully refurbished recently, the apartment is tastefully furnished with modern, stylish décor. The bright and open-plan living and dining area creates

Location

📍 37.1150°N, 8.4860°W

· Lagoa/Carvoeiro, Algarve, Portugal

View on Rodrigues Group | Real Estate →Also on Idealista.pt
Idealista.pt
Lagoa/Carvoeiro / Central Algarve

T2 flat, Urbanização das Sesmarias, Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro

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

Grade B+ investment — short-term rental yields 6.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score66
GradeB+
Brixfox Intelligence
66B+Strong
Score Breakdown
ROI & Yield73%
Capital Growth69%
Risk Profile68%
Market Demand66%

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
+11.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$95K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.1%
$1,895/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
16.5 yr
Rental only

Property details

Year built: 1998
Energy: C
Condition: good

Description

This beautifully renovated 2-bedroom apartment is located in a quiet, well-maintained residential complex in Carvoeiro - one of the most desirable areas in the Algarve. Fully refurbished recently, the apartment is tastefully furnished with modern, stylish décor. The bright and open-plan living and dining area creates

Income Breakdown

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Nightly Rate (ADR)
$305/night
50% ($140)Brixfox estimate($305/night)200% ($562)
Occupancy
40%
10%Brixfox estimate(40%)100%

Short-Term Rental

Yearly income
$22,740
Airbnb data$305/night · 40% occupancy
Rental income
$305/night · 40% occ.
$44,993
Running costs (20%)
Utilities, cleaning, maintenance
-$8,999
Income tax (10%)
Indonesian rental income tax
-$12,598
Property tax
Annual property tax
-$656
Net income
6.1% ROI
$22,740

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$375,000
IMT (transfer tax, investment schedule)$16,772
Imposto de Selo (stamp duty)$3,000
Notary & registration$1,359
Legal / due diligence$5,625
Total acquisition costs$26,755
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$5,201
($2,837–$7,565)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$29,728
All-in investment$436,685

Gross yield (asking)

12.0%

True gross yield (all-in)

10.3%

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.

$2.4M$1.8M$1.2M$608K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $345K
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 14: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$420K
+22%
Rental Income
+$111K
Total Position
$531K
+54%
9.0%/yr
Year 10
Capital Value
$511K
+48%
Rental Income
+$240K
Total Position
$751K
+118%
8.1%/yr
Year 20
Capital Value
$756K
+119%
Rental Income
+$562K
Total Position
$1.3M
+282%
6.9%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$995K
Total Position
$2.1M
+513%
6.2%/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
Good
6.1% annual return
Occupancy
Weak
40% average occupancy
Nightly Rate
Strong
$281 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

Premium nightly rate of $281 — 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 40% — 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.
6.1%
$1,895/mo
40% occ.
8.1%
$2,545/mo
current
40% occ.
8.2%
$2,570/mo
current
50% occ.
10.3%
$3,220/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.