T2 flat in Estrada do Farol, Centro de Carvoeiro, Lagoa e Carvoeiro
T2 flat in Estrada do Farol, Centro de Carvoeiro, Lagoa e Carvoeiro — image 2T2 flat in Estrada do Farol, Centro de Carvoeiro, Lagoa e Carvoeiro — image 3T2 flat in Estrada do Farol, Centro de Carvoeiro, Lagoa e Carvoeiro — image 4T2 flat in Estrada do Farol, Centro de Carvoeiro, Lagoa e Carvoeiro — image 5
Grade B+apartmentmid-range

T2 flat in Estrada do Farol, Centro de Carvoeiro, Lagoa e Carvoeiro

Lagoa/Carvoeiro · Central Algarve ·

€395,000

Asking Price (EUR)

5.7%

True Net Yield (Owner, all-in)

3.9%

True Net Yield (Managed, all-in)

8.7%

True Gross Yield

51%

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: €39,145/yr
Average Daily Rate: €209
Payback Period: 12.5 years
5-yr Capital Value: €519,024
10-yr Capital Value: €631,472
Brixfox Score: 71.1 / 100
Comparable Properties: 79
Data Confidence: 92%
Search Radius: 2 km

True Investment Cost

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

€449,615

+13.8% over asking

Asking price€395,000
IMT — Property transfer tax (investment schedule)€19,430
IS — Stamp duty (0.8%)€3,160
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,925
Total acquisition costs€29,765
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€24,850
All-in investment (incl. renovation & furnishing)€449,615

Gross yield (asking price)

9.9%

True gross yield (all-in)

8.7%

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: 84 m²
Style: contemporary
Condition: excellent
Energy Certificate: D
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AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

rooftop terrace with sunshade and loungersmodern wood-burning stoveopen-plan kitchen with islandwhite conical chimney vents on rooftop

Score Breakdown

ROI
20.12
Visual Appeal
12.6
Ownership Security
13
Location
10.56
Land & Space
3.68
Rental Demand
5.12
Payback Speed
3
STR Suitability
3

Description

Not far from the beautiful beach of Carvoeiro, about 5 minutes walk, is Casinha do Mar. An apartment on the third floor of a modern building. You can almost see the beach from the spacious balcony. The balcony has space for a dining table, on the roof terrace there is enough space for a table with 6 chairs and sun loun

Location

📍 37.0953°N, 8.4664°W

· Lagoa/Carvoeiro, Algarve, Portugal

View on Algarvacation.com Lda. Mediação Imobiliária →Also on Idealista.pt
Idealista.pt
Lagoa/Carvoeiro / Central Algarve

T2 flat in Estrada do Farol, Centro de Carvoeiro, Lagoa e Carvoeiro

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

Grade B+ investment — short-term rental yields 6.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score71
GradeB+
Brixfox Intelligence
71B+Strong
Score Breakdown
ROI & Yield78%
Capital Growth75%
Risk Profile72%
Market Demand71%

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
+12.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$109K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.8%
$2,415/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
14.8 yr
Rental only

Property details

Energy: D
Condition: excellent

Description

Not far from the beautiful beach of Carvoeiro, about 5 minutes walk, is Casinha do Mar. An apartment on the third floor of a modern building. You can almost see the beach from the spacious balcony. The balcony has space for a dining table, on the roof terrace there is enough space for a table with 6 chairs and sun loun

Income Breakdown

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Nightly Rate (ADR)
$306/night
50% ($141)Brixfox estimate($306/night)200% ($563)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$28,981
Airbnb data$306/night · 51% occupancy
Rental income
$306/night · 51% occ.
$57,178
Running costs (20%)
Utilities, cleaning, maintenance
-$11,436
Income tax (10%)
Indonesian rental income tax
-$16,010
Property tax
Annual property tax
-$751
Net income
6.8% ROI
$28,981

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$429,348
IMT (transfer tax, investment schedule)$21,120
Imposto de Selo (stamp duty)$3,435
Notary & registration$1,359
Legal / due diligence$6,440
Total acquisition costs$32,353
RenovationMove-in ready
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$488,712

Gross yield (asking)

13.3%

True gross yield (all-in)

11.7%

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.

$2.9M$2.2M$1.5M$733K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $395K
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 13: 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
$481K
+22%
Rental Income
+$142K
Total Position
$622K
+58%
9.5%/yr
Year 10
Capital Value
$585K
+48%
Rental Income
+$306K
Total Position
$890K
+125%
8.5%/yr
Year 20
Capital Value
$865K
+119%
Rental Income
+$716K
Total Position
$1.6M
+300%
7.2%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$1.3M
Total Position
$2.5M
+545%
6.4%/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
6.8% annual return
Occupancy
Average
51% 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 51% — 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

31% occ.
5.5%
$1,970/mo
41% occ.
7.3%
$2,622/mo
51% occ.
9.1%
$3,273/mo
current
61% occ.
11.0%
$3,924/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.