T3 flat in Mexilhoeira da Carregação, Estômbar e Parchal
T3 flat in Mexilhoeira da Carregação, Estômbar e Parchal — image 2T3 flat in Mexilhoeira da Carregação, Estômbar e Parchal — image 3T3 flat in Mexilhoeira da Carregação, Estômbar e Parchal — image 4T3 flat in Mexilhoeira da Carregação, Estômbar e Parchal — image 5
Grade Aapartmentmid-range

T3 flat in Mexilhoeira da Carregação, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve ·

€325,000

Asking Price (EUR)

9.0%

True Net Yield (Owner, all-in)

6.2%

True Net Yield (Managed, all-in)

13.8%

True Gross Yield

46%

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: €52,288/yr
Average Daily Rate: €310
Payback Period: 7.7 years
5-yr Capital Value: €427,045
10-yr Capital Value: €519,566
Brixfox Score: 75.3 / 100
Comparable Properties: 15
Data Confidence: 69%
Search Radius: 4 km

True Investment Cost

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

€377,755

+16.2% over asking

Asking price€325,000
IMT — Property transfer tax (investment schedule)€13,830
IS — Stamp duty (0.8%)€2,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,875
Total acquisition costs€22,555
Renovation€0 — move-in ready
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)€377,755

Gross yield (asking price)

16.1%

True gross yield (all-in)

13.8%

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: 2
Building: 104 m²
Style: contemporary
Condition: excellent
Year Built: 1986
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

perforated ceiling with recessed lighting in hallwaymodern media console with integrated shelvinglight wood laminate flooring throughout

Score Breakdown

ROI
25
Visual Appeal
12.2
Ownership Security
13
Location
8.4
Land & Space
4.08
Rental Demand
4.61
Payback Speed
5
STR Suitability
3

Description

Be dazzled by this fully refurbished apartment, located in the charming Parchal. With 3 bedrooms and 2 bathrooms, this property offers a comfortable environment for the whole family. With a floor area of 98.4 square meters and a gross area of 104.4 square meters, this is the perfect opportunity to live in a well-kept s

Location

📍 37.1452°N, 8.4969°W

· Lagoa/Carvoeiro, Algarve, Portugal

View on The PentHouse →Also on Idealista.pt
Idealista.pt
Lagoa/Carvoeiro / Central Algarve

T3 flat in Mexilhoeira da Carregação, Estômbar e Parchal

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

Grade A investment — short-term rental yields 11.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score75
GradeA
Brixfox Intelligence
75AExcellent
Score Breakdown
ROI & Yield83%
Capital Growth79%
Risk Profile76%
Market Demand75%

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
+16.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$90K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
11.1%
$3,264/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.0 yr
Rental only

Property details

Year built: 1986
Energy: D
Condition: excellent

Description

Be dazzled by this fully refurbished apartment, located in the charming Parchal. With 3 bedrooms and 2 bathrooms, this property offers a comfortable environment for the whole family. With a floor area of 98.4 square meters and a gross area of 104.4 square meters, this is the perfect opportunity to live in a well-kept s

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$454/night
50% ($209)Brixfox estimate($454/night)200% ($836)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$39,168
Airbnb data$454/night · 46% occupancy
Rental income
$454/night · 46% occ.
$76,512
Running costs (20%)
Utilities, cleaning, maintenance
-$15,302
Income tax (10%)
Indonesian rental income tax
-$21,423
Property tax
Annual property tax
-$618
Net income
11.1% ROI
$39,168

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$353,261
IMT (transfer tax, investment schedule)$15,033
Imposto de Selo (stamp duty)$2,826
Notary & registration$1,359
Legal / due diligence$5,299
Total acquisition costs$24,516
RenovationMove-in ready
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$410,603

Gross yield (asking)

21.7%

True gross yield (all-in)

18.6%

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.

$3.2M$2.4M$1.6M$796K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $325K
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 9: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$395K
+22%
Rental Income
+$191K
Total Position
$587K
+81%
12.5%/yr
Year 10
Capital Value
$481K
+48%
Rental Income
+$413K
Total Position
$894K
+175%
10.7%/yr
Year 20
Capital Value
$712K
+119%
Rental Income
+$968K
Total Position
$1.7M
+417%
8.6%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$1.7M
Total Position
$2.8M
+752%
7.4%/yr

Location

Lagoa/Carvoeiro

Central Algarve, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
11.1% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$418 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

High rental yield at 11.1% — outperforms most villas in this market
Premium nightly rate of $418 — 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 46% — 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.
9.7%
$2,850/mo
40% occ.
13.0%
$3,818/mo
46% occ.
15.0%
$4,412/mo
current
56% occ.
18.3%
$5,379/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.