T2 flat in Centro de Parchal, Estômbar e Parchal
T2 flat in Centro de Parchal, Estômbar e Parchal — image 2T2 flat in Centro de Parchal, Estômbar e Parchal — image 3T2 flat in Centro de Parchal, Estômbar e Parchal — image 4T2 flat in Centro de Parchal, Estômbar e Parchal — image 5
Grade B+apartmentbudget

T2 flat in Centro de Parchal, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve ·

€355,000

Asking Price (EUR)

5.0%

True Net Yield (Owner, all-in)

3.4%

True Net Yield (Managed, all-in)

7.6%

True Gross Yield

48%

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: €33,609/yr
Average Daily Rate: €191
Payback Period: 13.0 years
5-yr Capital Value: €466,465
10-yr Capital Value: €567,526
Brixfox Score: 66.2 / 100
Comparable Properties: 33
Data Confidence: 85%
Search Radius: 2 km

True Investment Cost

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

€439,495

+23.8% over asking

Asking price€355,000
IMT — Property transfer tax (investment schedule)€16,230
IS — Stamp duty (0.8%)€2,840
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,325
Total acquisition costs€25,645
Renovation (est. €350/m² × 120 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€42,000
(€30,000–€54,000)
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)€439,495

Gross yield (asking price)

9.5%

True gross yield (all-in)

7.6%

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: 120 m²
Style: dated
Condition: fair
Year Built: 2009
Energy Certificate: B
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
19.6
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
4.4
Rental Demand
4.81
Payback Speed
3
STR Suitability
3

Description

Condo/Apartment T2 for sale at 355 000 €.

Location

📍 37.1345°N, 8.5148°W

· Lagoa/Carvoeiro, Algarve, Portugal

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Idealista.pt
Lagoa/Carvoeiro / Central Algarve

T2 flat in Centro de Parchal, Estômbar e Parchal

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

Grade B+ investment — short-term rental yields 6.5% net return annually.

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The Investment

Brixfox Score66
GradeB+
Brixfox Intelligence
66B+Strong
Score Breakdown
ROI & Yield73%
Capital Growth69%
Risk Profile68%
Market Demand66%

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
+12.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$98K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.5%
$2,076/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
15.5 yr
Rental only

Property details

Year built: 2009
Energy: B
Condition: fair

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$280/night
50% ($129)Brixfox estimate($280/night)200% ($515)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$24,910
Airbnb data$280/night · 48% occupancy
Rental income
$280/night · 48% occ.
$49,203
Running costs (20%)
Utilities, cleaning, maintenance
-$9,841
Income tax (10%)
Indonesian rental income tax
-$13,777
Property tax
Annual property tax
-$675
Net income
6.5% ROI
$24,910

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$385,870
IMT (transfer tax, investment schedule)$17,641
Imposto de Selo (stamp duty)$3,087
Notary & registration$1,359
Legal / due diligence$5,788
Total acquisition costs$27,875
Renovation (~$380/m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		$45,652
($32,609–$58,696)
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$18,315
All-in investment$477,712

Gross yield (asking)

12.8%

True gross yield (all-in)

10.3%

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$644K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $355K
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 13: 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
$432K
+22%
Rental Income
+$122K
Total Position
$554K
+56%
9.3%/yr
Year 10
Capital Value
$525K
+48%
Rental Income
+$263K
Total Position
$788K
+122%
8.3%/yr
Year 20
Capital Value
$778K
+119%
Rental Income
+$616K
Total Position
$1.4M
+293%
7.1%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$1.1M
Total Position
$2.2M
+531%
6.3%/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
6.5% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Strong
$258 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

Premium nightly rate of $258 — 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 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.
5.4%
$1,733/mo
40% occ.
7.2%
$2,330/mo
48% occ.
8.8%
$2,814/mo
current
58% occ.
10.6%
$3,410/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.