T2 flat, Urbanização Boca Do Rio, Mexilhoeira da Carregação, Estômbar e Parchal
T2 flat, Urbanização Boca Do Rio, Mexilhoeira da Carregação, Estômbar e Parchal — image 2T2 flat, Urbanização Boca Do Rio, Mexilhoeira da Carregação, Estômbar e Parchal — image 3T2 flat, Urbanização Boca Do Rio, Mexilhoeira da Carregação, Estômbar e Parchal — image 4T2 flat, Urbanização Boca Do Rio, Mexilhoeira da Carregação, Estômbar e Parchal — image 5
Grade Bapartmentmid-range

T2 flat, Urbanização Boca Do Rio, Mexilhoeira da Carregação, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve ·

€375,000

Asking Price (EUR)

4.1%

True Net Yield (Owner, all-in)

2.9%

True Net Yield (Managed, all-in)

6.3%

True Gross Yield

45%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 months ago and is currently at 15% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.75, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €27,701/yr
Average Daily Rate: €168
Payback Period: 16.8 years
5-yr Capital Value: €492,744
10-yr Capital Value: €599,499
Brixfox Score: 63.2 / 100
Comparable Properties: 42
Data Confidence: 77%
Search Radius: 3 km

True Investment Cost

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

€436,630

+16.4% over asking

Asking price€375,000
IMT — Property transfer tax (investment schedule)€17,830
IS — Stamp duty (0.8%)€3,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,625
Total acquisition costs€27,705
Renovation (est. €55/m² × 165 m²)
Light touch-ups — paint, fixtures, deep clean.		€9,075
(€4,950–€13,200)
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)€436,630

Gross yield (asking price)

7.4%

True gross yield (all-in)

6.3%

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: 165 m²
Style: contemporary
Condition: good
Year Built: 2004
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

split-level living arealarge windows for natural lightwood flooring

Score Breakdown

ROI
16.95
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
5.3
Rental Demand
4.5
Payback Speed
2
STR Suitability
3

Description

T2 WITH TERRACE + 2 PARKING SPACES | GATED COMMUNITY | 5 MIN FROM THE BEACHES If you are looking for tranquillity without giving up comfort and proximity to the city, this apartment is a solid choice. Located in the prestigious gated community Boca do Rio, just two minutes from the Portimão bridge, this T2 stands out

Location

📍 37.1463°N, 8.5068°W

· Lagoa/Carvoeiro, Algarve, Portugal

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

T2 flat, Urbanização Boca Do Rio, Mexilhoeira da Carregação, Estômbar e Parchal

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

Grade B investment — short-term rental yields 5.0% net return annually.

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The Investment

Brixfox Score63
GradeB
Brixfox Intelligence
63BStrong
Score Breakdown
ROI & Yield69%
Capital Growth66%
Risk Profile65%
Market Demand63%

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
+10.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$104K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.0%
$1,689/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
20.1 yr
Rental only

Property details

Year built: 2004
Energy: C
Condition: good

Description

T2 WITH TERRACE + 2 PARKING SPACES | GATED COMMUNITY | 5 MIN FROM THE BEACHES If you are looking for tranquillity without giving up comfort and proximity to the city, this apartment is a solid choice. Located in the prestigious gated community Boca do Rio, just two minutes from the Portimão bridge, this T2 stands out

Income Breakdown

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Nightly Rate (ADR)
$245/night
50% ($113)Brixfox estimate($245/night)200% ($452)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$20,266
Airbnb data$245/night · 45% occupancy
Rental income
$245/night · 45% occ.
$40,345
Running costs (20%)
Utilities, cleaning, maintenance
-$8,069
Income tax (10%)
Indonesian rental income tax
-$11,296
Property tax
Annual property tax
-$713
Net income
5.0% ROI
$20,266

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$407,609
IMT (transfer tax, investment schedule)$19,380
Imposto de Selo (stamp duty)$3,261
Notary & registration$1,359
Legal / due diligence$6,114
Total acquisition costs$30,114
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$9,864
($5,380–$14,348)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$474,598

Gross yield (asking)

9.9%

True gross yield (all-in)

8.5%

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.

$2.4M$1.8M$1.2M$605K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $375K
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 16: 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
$456K
+22%
Rental Income
+$99K
Total Position
$555K
+48%
8.2%/yr
Year 10
Capital Value
$555K
+48%
Rental Income
+$214K
Total Position
$769K
+105%
7.4%/yr
Year 20
Capital Value
$822K
+119%
Rental Income
+$501K
Total Position
$1.3M
+253%
6.5%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$887K
Total Position
$2.1M
+461%
5.9%/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
5.0% annual return
Occupancy
Average
45% average occupancy
Nightly Rate
Strong
$226 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 $226 — 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 5.0% 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.
4.4%
$1,508/mo
40% occ.
6.0%
$2,031/mo
45% occ.
6.8%
$2,294/mo
current
55% occ.
8.3%
$2,817/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.