Detached house in Porches
Detached house in Porches — image 2Detached house in Porches — image 3Detached house in Porches — image 4Detached house in Porches — image 5
Grade B+villamid-range

Detached house in Porches

Lagoa/Carvoeiro · Central Algarve ·

€750,000

Asking Price (EUR)

3.6%

True Net Yield (Owner, all-in)

2.5%

True Net Yield (Managed, all-in)

5.6%

True Gross Yield

46%

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: €47,728/yr
Average Daily Rate: €284
-7.0% vs area baselinePortuguese-traditional style (+5%), No pool (-12%)
Payback Period: 17.0 years
5-yr Capital Value: €854,090
10-yr Capital Value: €1.0M
Brixfox Score: 65.7 / 100
Comparable Properties: 19
Data Confidence: 90%
Search Radius: 2 km

True Investment Cost

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

€855,820

+14.1% over asking

Asking price€750,000
IMT — Property transfer tax (investment schedule)€45,000
IS — Stamp duty (0.8%)€6,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,250
Total acquisition costs€63,500
Renovation (est. €55/m² × 184 m²)
Light touch-ups — paint, fixtures, deep clean.		€10,120
(€5,520–€14,720)
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)€855,820

Gross yield (asking price)

6.4%

True gross yield (all-in)

5.6%

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: 3
Bathrooms: 3
Building: 184 m²
Land: 286 m²
Style: portuguese-traditional
Condition: good
Year Built: 2007
Energy Certificate: C

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

private garden areabalconies with traditional railingspalm tree landscaping

Score Breakdown

ROI
16.82
Visual Appeal
11.2
Ownership Security
13
Location
8.4
Land & Space
6.65
Rental Demand
4.6
Payback Speed
2
STR Suitability
3

Description

Charming Villa with Sea View in Vale do Olival – Armação de Pêra We present this magnificent villa located in one of the most privileged areas of Armação de Pêra, in Vale do Olival, just a 5-minute walk from the beach. A unique opportunity, ideal both as a permanent residence and as a secure investment in the heart of

Location

📍 37.1200°N, 8.3900°W

· Lagoa/Carvoeiro, Algarve, Portugal

View on Idealista.pt
Idealista.pt
Lagoa/Carvoeiro / Central Algarve

Detached house in Porches

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
184 m²
Land Plot
286 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 4.2% net return annually.

Go to Source via Idealista.pt

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
+9.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$207K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.2%
$2,869/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
23.7 yr
Rental only

Property details

Year built: 2007
Energy: C
Condition: good

Description

Charming Villa with Sea View in Vale do Olival – Armação de Pêra We present this magnificent villa located in one of the most privileged areas of Armação de Pêra, in Vale do Olival, just a 5-minute walk from the beach. A unique opportunity, ideal both as a permanent residence and as a secure investment in the heart of

Income Breakdown

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Nightly Rate (ADR)
$411/night
50% ($189)Brixfox estimate($411/night)200% ($756)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$34,432
Airbnb data$411/night · 46% occupancy
Rental income
$411/night · 46% occ.
$68,960
Running costs (20%)
Utilities, cleaning, maintenance
-$13,792
Income tax (10%)
Indonesian rental income tax
-$19,309
Property tax
Annual property tax
-$1,427
Net income
4.2% ROI
$34,432

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$815,217
IMT (transfer tax, investment schedule)$48,913
Imposto de Selo (stamp duty)$6,522
Notary & registration$1,359
Legal / due diligence$12,228
Total acquisition costs$69,022
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$11,000
($6,000–$16,000)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$928,065

Gross yield (asking)

8.5%

True gross yield (all-in)

7.4%

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.

$4.5M$3.4M$2.3M$1.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $750K
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 19: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$912K
+22%
Rental Income
+$168K
Total Position
$1.1M
+44%
7.6%/yr
Year 10
Capital Value
$1.1M
+48%
Rental Income
+$363K
Total Position
$1.5M
+96%
7.0%/yr
Year 20
Capital Value
$1.6M
+119%
Rental Income
+$851K
Total Position
$2.5M
+233%
6.2%/yr
Year 30
Capital Value
$2.4M
+224%
Rental Income
+$1.5M
Total Position
$3.9M
+425%
5.7%/yr

Location

Lagoa/Carvoeiro

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.2% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$378 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Average
286 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $378 — 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 4.2% is near 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.
3.7%
$2,505/mo
40% occ.
5.0%
$3,379/mo
46% occ.
5.7%
$3,904/mo
current
56% occ.
7.0%
$4,778/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.