T2 flat in Rua dos Vales, 36, Cidade de Lagoa, Lagoa e Carvoeiro
T2 flat in Rua dos Vales, 36, Cidade de Lagoa, Lagoa e Carvoeiro — image 2T2 flat in Rua dos Vales, 36, Cidade de Lagoa, Lagoa e Carvoeiro — image 3T2 flat in Rua dos Vales, 36, Cidade de Lagoa, Lagoa e Carvoeiro — image 4T2 flat in Rua dos Vales, 36, Cidade de Lagoa, Lagoa e Carvoeiro — image 5
Grade C+apartmentbudget

T2 flat in Rua dos Vales, 36, Cidade de Lagoa, Lagoa e Carvoeiro

Lagoa/Carvoeiro · Central Algarve ·

€325,000

Asking Price (EUR)

1.7%

True Net Yield (Owner, all-in)

1.2%

True Net Yield (Managed, all-in)

2.6%

True Gross Yield

24%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.5 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: €9,706/yr
Average Daily Rate: €112
Payback Period: 41.1 years
5-yr Capital Value: €427,045
10-yr Capital Value: €519,566
Brixfox Score: 50.7 / 100
Comparable Properties: 5
Data Confidence: 63%
Search Radius: 3 km

True Investment Cost

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

€371,280

+14.2% 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 (est. €55/m² × 125 m²)
Light touch-ups — paint, fixtures, deep clean.		€6,875
(€3,750–€10,000)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€16,850
All-in investment (incl. renovation & furnishing)€371,280

Gross yield (asking price)

3.0%

True gross yield (all-in)

2.6%

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: 125 m²
Style: dated
Condition: good
Year Built: 2000
Energy Certificate: C

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

tiled kitchen wallscorner fireplace with stone facade

Score Breakdown

ROI
10.48
Visual Appeal
6.8
Ownership Security
13
Location
10.56
Land & Space
4.5
Rental Demand
2.37
Payback Speed
0
STR Suitability
3

Description

For sale excellent T2 apartment, located in a residential and quiet area in Lagoa with a well-sized area. Situated in the area with good access. Close to everything. PROPERTY HIGHLIGHTS * Gross private area: 74 m² * Large living room with good natural light, fireplace * Comfortable sized bedrooms, one of them en-suite

Location

📍 37.1369°N, 8.4622°W

· Lagoa/Carvoeiro, Algarve, Portugal

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Lagoa/Carvoeiro / Central Algarve

T2 flat in Rua dos Vales, 36, Cidade de Lagoa, Lagoa e Carvoeiro

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

Grade C+ investment — short-term rental yields 1.9% net return annually.

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The Investment

Brixfox Score51
GradeC+
Brixfox Intelligence
51C+Moderate
Score Breakdown
ROI & Yield56%
Capital Growth54%
Risk Profile53%
Market Demand51%

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
+7.5%
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
1.9%
$568/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
51.9 yr
Rental only

Property details

Year built: 2000
Energy: C
Condition: good

Description

For sale excellent T2 apartment, located in a residential and quiet area in Lagoa with a well-sized area. Situated in the area with good access. Close to everything. PROPERTY HIGHLIGHTS * Gross private area: 74 m² * Large living room with good natural light, fireplace * Comfortable sized bedrooms, one of them en-suite

Income Breakdown

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Nightly Rate (ADR)
$165/night
50% ($76)Brixfox estimate($165/night)200% ($304)
Occupancy
24%
10%Brixfox estimate(24%)100%

Short-Term Rental

Yearly income
$6,813
Airbnb data$165/night · 24% occupancy
Rental income
$165/night · 24% occ.
$14,290
Running costs (20%)
Utilities, cleaning, maintenance
-$2,858
Income tax (10%)
Indonesian rental income tax
-$4,001
Property tax
Annual property tax
-$618
Net income
1.9% ROI
$6,813

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
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$7,473
($4,076–$10,870)
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$18,315
All-in investment$403,565

Gross yield (asking)

4.0%

True gross yield (all-in)

3.5%

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.

$1.6M$1.2M$778K$389K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x 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.
2x return
Year 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$395K
+22%
Rental Income
+$33K
Total Position
$429K
+32%
5.7%/yr
Year 10
Capital Value
$481K
+48%
Rental Income
+$72K
Total Position
$553K
+70%
5.5%/yr
Year 20
Capital Value
$712K
+119%
Rental Income
+$168K
Total Position
$881K
+171%
5.1%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$298K
Total Position
$1.4M
+316%
4.9%/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
Weak
1.9% annual return
Occupancy
Weak
24% average occupancy
Nightly Rate
Good
$152 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.9% 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.
3.4%
$1,003/mo
40% occ.
4.6%
$1,355/mo
24% occ.
2.7%
$782/mo
current
34% occ.
3.9%
$1,134/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.