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

T2 flat in Centro de Carvoeiro, Lagoa e Carvoeiro

Lagoa/Carvoeiro · Central Algarve ·

€380,000

Asking Price (EUR)

6.1%

True Net Yield (Owner, all-in)

4.2%

True Net Yield (Managed, all-in)

9.4%

True Gross Yield

50%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.6 months ago and is currently at 13% 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: €41,444/yr
Average Daily Rate: €226
Payback Period: 11.3 years
5-yr Capital Value: €499,314
10-yr Capital Value: €607,492
Brixfox Score: 72.7 / 100
Comparable Properties: 75
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.

€440,850

+16.0% over asking

Asking price€380,000
IMT — Property transfer tax (investment schedule)€18,230
IS — Stamp duty (0.8%)€3,040
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,700
Total acquisition costs€28,220
Renovation (est. €55/m² × 96 m²)
Light touch-ups — paint, fixtures, deep clean.		€5,280
(€2,880–€7,680)
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)€440,850

Gross yield (asking price)

10.9%

True gross yield (all-in)

9.4%

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: 96 m²
Style: contemporary
Condition: good
Year Built: 2000
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

fireplacebalcony with viewcommunal pool area

Score Breakdown

ROI
21.44
Visual Appeal
11.8
Ownership Security
13
Location
10.56
Land & Space
3.92
Rental Demand
5.02
Payback Speed
4
STR Suitability
3

Description

This first-floor two-bedroom apartment enjoys a privileged location directly on the golf course, just a few meters from the clubhouse. The property comprises a bright living room with fireplace and a fully equipped kitchen. From this area, there is access to a pleasant balcony overlooking the beautifully maintained gar

Location

📍 37.0953°N, 8.4707°W

· Lagoa/Carvoeiro, Algarve, Portugal

View on Yellow Homes →Also on Idealista.pt
Idealista.pt
Lagoa/Carvoeiro / Central Algarve

T2 flat in Centro de Carvoeiro, Lagoa e Carvoeiro

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

Grade B+ investment — short-term rental yields 7.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score73
GradeB+
Brixfox Intelligence
73B+Strong
Score Breakdown
ROI & Yield80%
Capital Growth77%
Risk Profile74%
Market Demand73%

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
+13.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$105K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.5%
$2,580/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
13.3 yr
Rental only

Property details

Year built: 2000
Energy: C
Condition: good

Description

This first-floor two-bedroom apartment enjoys a privileged location directly on the golf course, just a few meters from the clubhouse. The property comprises a bright living room with fireplace and a fully equipped kitchen. From this area, there is access to a pleasant balcony overlooking the beautifully maintained gar

Income Breakdown

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Nightly Rate (ADR)
$332/night
50% ($153)Brixfox estimate($332/night)200% ($611)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$30,958
Airbnb data$332/night · 50% occupancy
Rental income
$332/night · 50% occ.
$60,925
Running costs (20%)
Utilities, cleaning, maintenance
-$12,185
Income tax (10%)
Indonesian rental income tax
-$17,059
Property tax
Annual property tax
-$723
Net income
7.5% ROI
$30,958

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$413,043
IMT (transfer tax, investment schedule)$19,815
Imposto de Selo (stamp duty)$3,304
Notary & registration$1,359
Legal / due diligence$6,196
Total acquisition costs$30,674
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$5,739
($3,130–$8,348)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$29,728
All-in investment$479,185

Gross yield (asking)

14.8%

True gross yield (all-in)

12.7%

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.

$3.0M$2.2M$1.5M$744K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $380K
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 12: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$462K
+22%
Rental Income
+$151K
Total Position
$614K
+61%
10.1%/yr
Year 10
Capital Value
$562K
+48%
Rental Income
+$327K
Total Position
$889K
+134%
8.9%/yr
Year 20
Capital Value
$833K
+119%
Rental Income
+$765K
Total Position
$1.6M
+321%
7.4%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$1.4M
Total Position
$2.6M
+581%
6.6%/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
7.5% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$306 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 $306 — 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 50% — 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.
6.0%
$2,079/mo
40% occ.
8.1%
$2,786/mo
50% occ.
10.2%
$3,494/mo
current
60% occ.
12.2%
$4,201/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.