T3 flat, N125, Cidade de Lagoa, Lagoa e Carvoeiro
T3 flat, N125, Cidade de Lagoa, Lagoa e Carvoeiro — image 2T3 flat, N125, Cidade de Lagoa, Lagoa e Carvoeiro — image 3T3 flat, N125, Cidade de Lagoa, Lagoa e Carvoeiro — image 4T3 flat, N125, Cidade de Lagoa, Lagoa e Carvoeiro — image 5
Grade Bapartmentmid-range

T3 flat, N125, Cidade de Lagoa, Lagoa e Carvoeiro

Lagoa/Carvoeiro · Central Algarve ·

€525,000

Asking Price (EUR)

2.9%

True Net Yield (Owner, all-in)

2.0%

True Net Yield (Managed, all-in)

4.5%

True Gross Yield

25%

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: €27,461/yr
Average Daily Rate: €297
Payback Period: 23.6 years
5-yr Capital Value: €689,842
10-yr Capital Value: €839,299
Brixfox Score: 59.8 / 100
Comparable Properties: 7
Data Confidence: 70%
Search Radius: 3 km

True Investment Cost

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

€609,740

+16.1% over asking

Asking price€525,000
IMT — Property transfer tax (investment schedule)€29,830
IS — Stamp duty (0.8%)€4,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,875
Total acquisition costs€43,155
Renovation (est. €55/m² × 207 m²)
Light touch-ups — paint, fixtures, deep clean.		€11,385
(€6,210–€16,560)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€30,200
All-in investment (incl. renovation & furnishing)€609,740

Gross yield (asking price)

5.2%

True gross yield (all-in)

4.5%

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: 3
Bathrooms: 3
Building: 207 m²
Style: portuguese-traditional
Condition: good
Year Built: 2005
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

balconies with green shutterssolar panels on roofproximity to river/marina

Score Breakdown

ROI
14.31
Visual Appeal
9.4
Ownership Security
13
Location
10.56
Land & Space
6
Rental Demand
2.53
Payback Speed
1
STR Suitability
3

Description

3-bedroom Duplex Apartment with Panoramic Views over the River Arade Enjoy the best of urban living with tranquillity and stunning views over the River Arade. This elegant 3-bedroom duplex apartment, two of which are en-suite, combines modern comfort, natural light and a welcoming atmosphere ideal for living or invest

Location

📍 37.1298°N, 8.4485°W

· Lagoa/Carvoeiro, Algarve, Portugal

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

T3 flat, N125, Cidade de Lagoa, Lagoa e Carvoeiro

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
207 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 3.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score60
GradeB
Brixfox Intelligence
60BStrong
Score Breakdown
ROI & Yield66%
Capital Growth63%
Risk Profile62%
Market Demand60%

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
+9.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$145K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.5%
$1,660/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
28.7 yr
Rental only

Property details

Year built: 2005
Energy: D
Condition: good

Description

3-bedroom Duplex Apartment with Panoramic Views over the River Arade Enjoy the best of urban living with tranquillity and stunning views over the River Arade. This elegant 3-bedroom duplex apartment, two of which are en-suite, combines modern comfort, natural light and a welcoming atmosphere ideal for living or invest

Income Breakdown

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Nightly Rate (ADR)
$435/night
50% ($200)Brixfox estimate($435/night)200% ($801)
Occupancy
25%
10%Brixfox estimate(25%)100%

Short-Term Rental

Yearly income
$19,917
Airbnb data$435/night · 25% occupancy
Rental income
$435/night · 25% occ.
$40,223
Running costs (20%)
Utilities, cleaning, maintenance
-$8,045
Income tax (10%)
Indonesian rental income tax
-$11,262
Property tax
Annual property tax
-$999
Net income
3.5% ROI
$19,917

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$570,652
IMT (transfer tax, investment schedule)$32,424
Imposto de Selo (stamp duty)$4,565
Notary & registration$1,359
Legal / due diligence$8,560
Total acquisition costs$46,908
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$12,375
($6,750–$18,000)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$662,761

Gross yield (asking)

7.0%

True gross yield (all-in)

6.1%

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.

$3.0M$2.2M$1.5M$740K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $525K
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 21: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$639K
+22%
Rental Income
+$97K
Total Position
$736K
+40%
7.0%/yr
Year 10
Capital Value
$777K
+48%
Rental Income
+$210K
Total Position
$987K
+88%
6.5%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$492K
Total Position
$1.6M
+213%
5.9%/yr
Year 30
Capital Value
$1.7M
+224%
Rental Income
+$872K
Total Position
$2.6M
+390%
5.4%/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
Average
3.5% annual return
Occupancy
Weak
25% average occupancy
Nightly Rate
Strong
$401 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $401 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.5% 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.
5.7%
$2,697/mo
40% occ.
7.6%
$3,624/mo
25% occ.
4.8%
$2,263/mo
current
35% occ.
6.7%
$3,190/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.