Detached house, N125, Cidade de Lagoa, Lagoa e Carvoeiro
Detached house, N125, Cidade de Lagoa, Lagoa e Carvoeiro — image 2Detached house, N125, Cidade de Lagoa, Lagoa e Carvoeiro — image 3Detached house, N125, Cidade de Lagoa, Lagoa e Carvoeiro — image 4Detached house, N125, Cidade de Lagoa, Lagoa e Carvoeiro — image 5
Grade C+villamid-range

Detached house, N125, Cidade de Lagoa, Lagoa e Carvoeiro

Lagoa/Carvoeiro · Central Algarve ·

€1M

Asking Price (EUR)

1.4%

True Net Yield (Owner, all-in)

1.0%

True Net Yield (Managed, all-in)

2.2%

True Gross Yield

22%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 months ago and is currently at 17% 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: €24,306/yr
Average Daily Rate: €306
Payback Period: 51.4 years
5-yr Capital Value: €1.3M
10-yr Capital Value: €1.6M
Brixfox Score: 54.7 / 100
Comparable Properties: 6
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.

€1.1M

+11.6% over asking

Asking price€1M
IMT — Property transfer tax (investment schedule)€60,000
IS — Stamp duty (0.8%)€8,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€15,000
Total acquisition costs€84,250
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,200
All-in investment (incl. renovation & furnishing)€1.1M

Gross yield (asking price)

2.4%

True gross yield (all-in)

2.2%

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: 427 m²
Style: portuguese-traditional
Condition: new-build
Year Built: 2026
Energy Certificate: A+
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AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional terracotta roof tilesarched entrancewaysvertical window design

Score Breakdown

ROI
9.79
Visual Appeal
10.2
Ownership Security
13
Location
10.56
Land & Space
6
Rental Demand
2.17
Payback Speed
0
STR Suitability
3

Description

Luxury T3+1 Semi-Detached Villa with Pool and River View – Urb. do Pateiro, Parchal Discover this exclusive T3+1 semi-detached villa, currently under construction. With a modern design and contemporary lines, this four-storey residence plus rooftop terrace offers a sophisticated and functional living environment. It s

Location

📍 37.1299°N, 8.4481°W

· Lagoa/Carvoeiro, Algarve, Portugal

View on RE/MAX Platina II →Also on Idealista.pt
Idealista.pt
Lagoa/Carvoeiro / Central Algarve

Detached house, N125, Cidade de Lagoa, Lagoa e Carvoeiro

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

Grade C+ investment — short-term rental yields 1.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score55
GradeC+
Brixfox Intelligence
55C+Moderate
Score Breakdown
ROI & Yield61%
Capital Growth58%
Risk Profile57%
Market Demand55%

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
+7.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$276K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.5%
$1,364/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
66.4 yr
Rental only

Property details

Year built: 2026
Energy: A+
Condition: new-build

Description

Luxury T3+1 Semi-Detached Villa with Pool and River View – Urb. do Pateiro, Parchal Discover this exclusive T3+1 semi-detached villa, currently under construction. With a modern design and contemporary lines, this four-storey residence plus rooftop terrace offers a sophisticated and functional living environment. It s

Income Breakdown

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Nightly Rate (ADR)
$443/night
50% ($204)Brixfox estimate($443/night)200% ($814)
Occupancy
22%
10%Brixfox estimate(22%)100%

Short-Term Rental

Yearly income
$16,370
Airbnb data$443/night · 22% occupancy
Rental income
$443/night · 22% occ.
$35,139
Running costs (20%)
Utilities, cleaning, maintenance
-$7,028
Income tax (10%)
Indonesian rental income tax
-$9,839
Property tax
Annual property tax
-$1,902
Net income
1.5% ROI
$16,370

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$1,086,957
IMT (transfer tax, investment schedule)$65,217
Imposto de Selo (stamp duty)$8,696
Notary & registration$1,359
Legal / due diligence$16,304
Total acquisition costs$91,576
RenovationMove-in ready
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$1,211,359

Gross yield (asking)

3.2%

True gross yield (all-in)

2.9%

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.

$4.6M$3.4M$2.3M$1.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $1.0M
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.
2x return
Year 15: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.2M
+22%
Rental Income
+$80K
Total Position
$1.3M
+30%
5.3%/yr
Year 10
Capital Value
$1.5M
+48%
Rental Income
+$173K
Total Position
$1.7M
+65%
5.2%/yr
Year 20
Capital Value
$2.2M
+119%
Rental Income
+$405K
Total Position
$2.6M
+160%
4.9%/yr
Year 30
Capital Value
$3.2M
+224%
Rental Income
+$717K
Total Position
$4.0M
+296%
4.7%/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
Weak
1.5% annual return
Occupancy
Weak
22% average occupancy
Nightly Rate
Strong
$407 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 $407 — 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 1.5% is below 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.
2.9%
$2,669/mo
40% occ.
4.0%
$3,611/mo
22% occ.
2.1%
$1,891/mo
current
32% occ.
3.1%
$2,834/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.