T2 flat in Rua São Gonçalo de Lagos, 21, Ferragudo, Lagoa (Algarve)
T2 flat in Rua São Gonçalo de Lagos, 21, Ferragudo, Lagoa (Algarve) — image 2T2 flat in Rua São Gonçalo de Lagos, 21, Ferragudo, Lagoa (Algarve) — image 3T2 flat in Rua São Gonçalo de Lagos, 21, Ferragudo, Lagoa (Algarve) — image 4T2 flat in Rua São Gonçalo de Lagos, 21, Ferragudo, Lagoa (Algarve) — image 5
Grade Bapartmentmid-range

T2 flat in Rua São Gonçalo de Lagos, 21, Ferragudo, Lagoa (Algarve)

Lagoa/Carvoeiro · Central Algarve ·

€375,000

Asking Price (EUR)

4.8%

True Net Yield (Owner, all-in)

3.3%

True Net Yield (Managed, all-in)

7.3%

True Gross Yield

48%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.3 months ago and is currently at 11% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.73, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €31,500/yr
Average Daily Rate: €178
Payback Period: 14.5 years
5-yr Capital Value: €492,744
10-yr Capital Value: €599,499
Brixfox Score: 62 / 100
Comparable Properties: 72
Data Confidence: 86%
Search Radius: 2 km

True Investment Cost

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

€430,055

+14.7% 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€0 — move-in ready
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)€430,055

Gross yield (asking price)

8.4%

True gross yield (all-in)

7.3%

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: 1
Building: 78 m²
Land: 40 m²
Style: contemporary
Condition: excellent
Year Built: 2010
Energy Certificate: B
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

rooftop terraceinflatable hot tubpergola with seating areaartificial turf flooring

Score Breakdown

ROI
18.41
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
1.32
Rental Demand
4.85
Payback Speed
3
STR Suitability
3

Description

2-Bedroom Apartment with Private Roof Terrace and Views over Ferragudo Centre and the Sea This modern and well-maintained apartment was built in 2010 and is located only a couple of minutes’ walk from the centre of Ferragudo. KEY FEATURES • 78 m² of living space with a bright open-plan living room and kitchen • 2 bed

Location

📍 37.1268°N, 8.5189°W

· Lagoa/Carvoeiro, Algarve, Portugal

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Lagoa/Carvoeiro / Central Algarve

T2 flat in Rua São Gonçalo de Lagos, 21, Ferragudo, Lagoa (Algarve)

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

Grade B investment — short-term rental yields 5.8% net return annually.

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The Investment

Brixfox Score62
GradeB
Brixfox Intelligence
62BStrong
Score Breakdown
ROI & Yield68%
Capital Growth65%
Risk Profile64%
Market Demand62%

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
+11.3%
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
5.8%
$1,967/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
17.3 yr
Rental only

Property details

Year built: 2010
Energy: B
Condition: excellent

Description

2-Bedroom Apartment with Private Roof Terrace and Views over Ferragudo Centre and the Sea This modern and well-maintained apartment was built in 2010 and is located only a couple of minutes’ walk from the centre of Ferragudo. KEY FEATURES • 78 m² of living space with a bright open-plan living room and kitchen • 2 bed

Income Breakdown

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Nightly Rate (ADR)
$264/night
50% ($122)Brixfox estimate($264/night)200% ($486)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$23,601
Airbnb data$264/night · 48% occupancy
Rental income
$264/night · 48% occ.
$46,758
Running costs (20%)
Utilities, cleaning, maintenance
-$9,352
Income tax (10%)
Indonesian rental income tax
-$13,092
Property tax
Annual property tax
-$713
Net income
5.8% ROI
$23,601

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
RenovationMove-in ready
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$29,728
All-in investment$467,451

Gross yield (asking)

11.5%

True gross yield (all-in)

10.0%

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.

$2.6M$1.9M$1.3M$647K$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 15: 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
$456K
+22%
Rental Income
+$115K
Total Position
$572K
+52%
8.8%/yr
Year 10
Capital Value
$555K
+48%
Rental Income
+$249K
Total Position
$804K
+114%
7.9%/yr
Year 20
Capital Value
$822K
+119%
Rental Income
+$583K
Total Position
$1.4M
+275%
6.8%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$1.0M
Total Position
$2.2M
+500%
6.2%/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
5.8% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Strong
$243 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
40 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $243 — positioned in the top tier
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
Occupancy at 48% — 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.
4.8%
$1,629/mo
40% occ.
6.5%
$2,191/mo
48% occ.
7.9%
$2,668/mo
current
58% occ.
9.5%
$3,231/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.