Penthouse in Rua Doutor João Grade Cabrita Santos, Cidade de Lagoa, Lagoa e Carvoeiro
Penthouse in Rua Doutor João Grade Cabrita Santos, Cidade de Lagoa, Lagoa e Carvoeiro — image 2Penthouse in Rua Doutor João Grade Cabrita Santos, Cidade de Lagoa, Lagoa e Carvoeiro — image 3Penthouse in Rua Doutor João Grade Cabrita Santos, Cidade de Lagoa, Lagoa e Carvoeiro — image 4Penthouse in Rua Doutor João Grade Cabrita Santos, Cidade de Lagoa, Lagoa e Carvoeiro — image 5
Grade B+apartmentmid-range

Penthouse in Rua Doutor João Grade Cabrita Santos, Cidade de Lagoa, Lagoa e Carvoeiro

Lagoa/Carvoeiro · Central Algarve ·

€281,000

Asking Price (EUR)

3.9%

True Net Yield (Owner, all-in)

2.7%

True Net Yield (Managed, all-in)

6.0%

True Gross Yield

37%

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: €19,408/yr
Average Daily Rate: €144
Payback Period: 17.9 years
5-yr Capital Value: €369,230
10-yr Capital Value: €449,225
Brixfox Score: 66.2 / 100
Comparable Properties: 7
Data Confidence: 59%
Search Radius: 3 km

True Investment Cost

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

€321,380

+14.4% over asking

Asking price€281,000
IMT — Property transfer tax (investment schedule)€10,667
IS — Stamp duty (0.8%)€2,248
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,215
Total acquisition costs€18,380
Renovation€0 — move-in ready
Furnishing & STR launch (1bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€22,000
All-in investment (incl. renovation & furnishing)€321,380

Gross yield (asking price)

6.9%

True gross yield (all-in)

6.0%

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: 1
Bathrooms: 1
Building: 67 m²
Style: contemporary
Condition: excellent
Year Built: 2025
Energy Certificate: A+
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

rooftop plunge poolslanted ceilings with skylightsexposed concrete ceiling in living arearooftop terrace with city views

Score Breakdown

ROI
16.39
Visual Appeal
14.2
Ownership Security
13
Location
10.56
Land & Space
3.34
Rental Demand
3.7
Payback Speed
2
STR Suitability
3

Description

Located in the center of Lagoa, this beautiful newly built 1-bedroom apartment (60 m²) is situated in a small and exclusive condominium. It is the perfect property for permanent living, a holiday home, or a smart rental investment. The apartment is brand new and finished with high-quality materials and modern comforts

Location

📍 37.1350°N, 8.4522°W

· Lagoa/Carvoeiro, Algarve, Portugal

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

Penthouse in Rua Doutor João Grade Cabrita Santos, Cidade de Lagoa, Lagoa e Carvoeiro

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

Grade B+ investment — short-term rental yields 4.7% 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
+10.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$78K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.7%
$1,186/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
21.5 yr
Rental only

Property details

Year built: 2025
Energy: A+
Condition: excellent

Description

Located in the center of Lagoa, this beautiful newly built 1-bedroom apartment (60 m²) is situated in a small and exclusive condominium. It is the perfect property for permanent living, a holiday home, or a smart rental investment. The apartment is brand new and finished with high-quality materials and modern comforts

Income Breakdown

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Nightly Rate (ADR)
$210/night
50% ($97)Brixfox estimate($210/night)200% ($387)
Occupancy
37%
10%Brixfox estimate(37%)100%

Short-Term Rental

Yearly income
$14,231
Airbnb data$210/night · 37% occupancy
Rental income
$210/night · 37% occ.
$28,396
Running costs (20%)
Utilities, cleaning, maintenance
-$5,679
Income tax (10%)
Indonesian rental income tax
-$7,951
Property tax
Annual property tax
-$535
Net income
4.7% ROI
$14,231

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$305,435
IMT (transfer tax, investment schedule)$11,595
Imposto de Selo (stamp duty)$2,443
Notary & registration$1,359
Legal / due diligence$4,582
Total acquisition costs$19,978
RenovationMove-in ready
Furnishing & STR launch
1bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$23,913
All-in investment$349,326

Gross yield (asking)

9.3%

True gross yield (all-in)

8.1%

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.

$1.8M$1.3M$882K$441K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $281K
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 17: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$342K
+22%
Rental Income
+$70K
Total Position
$411K
+46%
7.9%/yr
Year 10
Capital Value
$416K
+48%
Rental Income
+$150K
Total Position
$566K
+101%
7.3%/yr
Year 20
Capital Value
$616K
+119%
Rental Income
+$352K
Total Position
$968K
+244%
6.4%/yr
Year 30
Capital Value
$911K
+224%
Rental Income
+$623K
Total Position
$1.5M
+446%
5.8%/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
Average
4.7% annual return
Occupancy
Weak
37% average occupancy
Nightly Rate
Good
$194 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.7% 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.
5.1%
$1,299/mo
40% occ.
6.9%
$1,747/mo
37% occ.
6.3%
$1,612/mo
current
47% occ.
8.1%
$2,060/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.