Detached house in Aldeamento de Porches, Porches
Detached house in Aldeamento de Porches, Porches — image 2Detached house in Aldeamento de Porches, Porches — image 3Detached house in Aldeamento de Porches, Porches — image 4Detached house in Aldeamento de Porches, Porches — image 5
Grade B+villaluxury

Detached house in Aldeamento de Porches, Porches

Lagoa/Carvoeiro · Central Algarve ·

€675,000

Asking Price (EUR)

5.7%

True Net Yield (Owner, all-in)

4.0%

True Net Yield (Managed, all-in)

8.8%

True Gross Yield

41%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.6 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: €69,129/yr
Average Daily Rate: €464
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 12.0 years
5-yr Capital Value: €886,940
10-yr Capital Value: €1.1M
Brixfox Score: 70.5 / 100
Comparable Properties: 21
Data Confidence: 80%
Search Radius: 3 km

True Investment Cost

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

€785,575

+16.4% over asking

Asking price€675,000
IMT — Property transfer tax (investment schedule)€40,500
IS — Stamp duty (0.8%)€5,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€10,125
Total acquisition costs€57,275
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€53,300
All-in investment (incl. renovation & furnishing)€785,575

Gross yield (asking price)

10.2%

True gross yield (all-in)

8.8%

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: 3
Building: 132 m²
Land: 132 m²
Style: modern
Condition: excellent
Year Built: NaN
Energy Certificate: B-
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large sliding glass doorsprivate garden accessrooftop terrace with pergolalight wood accents

Score Breakdown

ROI
20.58
Visual Appeal
15
Ownership Security
13
Location
8.4
Land & Space
3.45
Rental Demand
4.08
Payback Speed
3
STR Suitability
3

Description

3-bedroom villa with 132 sqm of gross private area, a rooftop/terrace of 53 sqm, one parking space, located within a 5 minute' walk from the beach, in the White Shell condominium, in Porches, Algarve. The villa consists of three bedrooms, one of which is en-suite, two bathrooms (one full), a fully equipped kitchen, and

Location

📍 37.1200°N, 8.3900°W

· Lagoa/Carvoeiro, Algarve, Portugal

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

Detached house in Aldeamento de Porches, Porches

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

Grade B+ investment — short-term rental yields 7.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score71
GradeB+
Brixfox Intelligence
71B+Strong
Score Breakdown
ROI & Yield78%
Capital Growth75%
Risk Profile72%
Market Demand71%

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
+12.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$186K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.0%
$4,289/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
14.3 yr
Rental only

Property details

Year built: NaN
Energy: B-
Condition: excellent

Description

3-bedroom villa with 132 sqm of gross private area, a rooftop/terrace of 53 sqm, one parking space, located within a 5 minute' walk from the beach, in the White Shell condominium, in Porches, Algarve. The villa consists of three bedrooms, one of which is en-suite, two bathrooms (one full), a fully equipped kitchen, and

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$681/night
50% ($313)Brixfox estimate($681/night)200% ($1253)
Occupancy
41%
10%Brixfox estimate(41%)100%

Short-Term Rental

Yearly income
$51,469
Airbnb data$681/night · 41% occupancy
Rental income
$681/night · 41% occ.
$101,449
Running costs (20%)
Utilities, cleaning, maintenance
-$20,290
Income tax (10%)
Indonesian rental income tax
-$28,406
Property tax
Annual property tax
-$1,284
Net income
7.0% ROI
$51,469

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$733,696
IMT (transfer tax, investment schedule)$44,022
Imposto de Selo (stamp duty)$5,870
Notary & registration$1,359
Legal / due diligence$11,005
Total acquisition costs$62,255
RenovationMove-in ready
Furnishing & STR launch
3bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$55,761
All-in investment$851,712

Gross yield (asking)

13.8%

True gross yield (all-in)

11.9%

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.

$5.1M$3.8M$2.6M$1.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $675K
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
$821K
+22%
Rental Income
+$251K
Total Position
$1.1M
+59%
9.7%/yr
Year 10
Capital Value
$999K
+48%
Rental Income
+$543K
Total Position
$1.5M
+128%
8.6%/yr
Year 20
Capital Value
$1.5M
+119%
Rental Income
+$1.3M
Total Position
$2.8M
+308%
7.3%/yr
Year 30
Capital Value
$2.2M
+224%
Rental Income
+$2.3M
Total Position
$4.4M
+558%
6.5%/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
Good
7.0% annual return
Occupancy
Weak
41% average occupancy
Nightly Rate
Strong
$626 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
132 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $626 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 41% — 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.
6.9%
$4,242/mo
40% occ.
9.3%
$5,692/mo
current
41% occ.
9.5%
$5,811/mo
current
51% occ.
11.9%
$7,261/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.