Terraced house in Rua do Cirurgião, 11, Cidade de Lagoa, Lagoa e Carvoeiro
Terraced house in Rua do Cirurgião, 11, Cidade de Lagoa, Lagoa e Carvoeiro — image 2Terraced house in Rua do Cirurgião, 11, Cidade de Lagoa, Lagoa e Carvoeiro — image 3Terraced house in Rua do Cirurgião, 11, Cidade de Lagoa, Lagoa e Carvoeiro — image 4Terraced house in Rua do Cirurgião, 11, Cidade de Lagoa, Lagoa e Carvoeiro — image 5
Grade Bvillamid-range

Terraced house in Rua do Cirurgião, 11, Cidade de Lagoa, Lagoa e Carvoeiro

Lagoa/Carvoeiro · Central Algarve ·

€1.3M

Asking Price (EUR)

4.2%

True Net Yield (Owner, all-in)

2.9%

True Net Yield (Managed, all-in)

6.4%

True Gross Yield

44%

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: €97,212/yr
Average Daily Rate: €608
-10.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), No pool (-12%)
Payback Period: 16.7 years
5-yr Capital Value: €1.7M
10-yr Capital Value: €2.1M
Brixfox Score: 64.6 / 100
Comparable Properties: 5
Data Confidence: 60%
Search Radius: 6 km

True Investment Cost

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

€1.5M

+16.8% over asking

Asking price€1.3M
IMT — Property transfer tax (investment schedule)€97,425
IS — Stamp duty (0.8%)€10,392
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€19,485
Total acquisition costs€128,552
Renovation (est. €55/m² × 844 m²)
Light touch-ups — paint, fixtures, deep clean.		€46,420
(€25,320–€67,520)
Furnishing & STR launch (5bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€42,900
All-in investment (incl. renovation & furnishing)€1.5M

Gross yield (asking price)

7.5%

True gross yield (all-in)

6.4%

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: 5
Bathrooms: 6
Building: 844 m²
Land: 367 m²
Style: portuguese-traditional
Condition: good
Year Built: 2006

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

coffered ceilingsornate wooden doorsfireplace

Score Breakdown

ROI
17.01
Visual Appeal
8.2
Ownership Security
13
Location
10.56
Land & Space
6.45
Rental Demand
4.38
Payback Speed
2
STR Suitability
3

Description

T4+1 bi-family villa located in Lagoa, Algarve, consisting of a main villa and an independent 3-bedroom apartment, offering a versatile solution for family living, investment or additional rental income. The villa is distributed over several floors and features a functional layout. The main living area includes spaciou

Location

📍 37.0940°N, 8.4720°W

· Lagoa/Carvoeiro, Algarve, Portugal

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Lagoa/Carvoeiro / Central Algarve

Terraced house in Rua do Cirurgião, 11, Cidade de Lagoa, Lagoa e Carvoeiro

Inventory
5 Beds
Bathrooms
6 Baths
Built Area
844 m²
Land Plot
367 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 5.0% net return annually.

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The Investment

Brixfox Score65
GradeB
Brixfox Intelligence
65BStrong
Score Breakdown
ROI & Yield72%
Capital Growth68%
Risk Profile67%
Market Demand65%

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.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+10.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$359K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.0%
$5,887/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
20.0 yr
Rental only

Property details

Year built: 2006
Condition: good

Description

T4+1 bi-family villa located in Lagoa, Algarve, consisting of a main villa and an independent 3-bedroom apartment, offering a versatile solution for family living, investment or additional rental income. The villa is distributed over several floors and features a functional layout. The main living area includes spaciou

Income Breakdown

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Nightly Rate (ADR)
$879/night
50% ($404)Brixfox estimate($879/night)200% ($1617)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$70,638
Airbnb data$879/night · 44% occupancy
Rental income
$879/night · 44% occ.
$140,595
Running costs (20%)
Utilities, cleaning, maintenance
-$28,119
Income tax (10%)
Indonesian rental income tax
-$39,366
Property tax
Annual property tax
-$2,471
Net income
5.0% ROI
$70,638

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$1,411,957
IMT (transfer tax, investment schedule)$105,897
Imposto de Selo (stamp duty)$11,296
Notary & registration$1,359
Legal / due diligence$21,179
Total acquisition costs$139,730
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$50,457
($27,522–$73,391)
Furnishing & STR launch
5bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$44,457
All-in investment$1,646,600

Gross yield (asking)

10.0%

True gross yield (all-in)

8.5%

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.

$8.4M$6.3M$4.2M$2.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.3M
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 16: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.6M
+22%
Rental Income
+$345K
Total Position
$1.9M
+48%
8.2%/yr
Year 10
Capital Value
$1.9M
+48%
Rental Income
+$745K
Total Position
$2.7M
+105%
7.5%/yr
Year 20
Capital Value
$2.8M
+119%
Rental Income
+$1.7M
Total Position
$4.6M
+254%
6.5%/yr
Year 30
Capital Value
$4.2M
+224%
Rental Income
+$3.1M
Total Position
$7.3M
+462%
5.9%/yr

Location

Lagoa/Carvoeiro

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.0% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Strong
$809 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Good
367 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $809 — 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 44% — 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.
4.6%
$5,409/mo
40% occ.
6.2%
$7,280/mo
44% occ.
6.8%
$7,995/mo
current
54% occ.
8.4%
$9,866/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.