Detached house in Urbanização da Passagem, Centro de Parchal, Estômbar e Parchal
Detached house in Urbanização da Passagem, Centro de Parchal, Estômbar e Parchal — image 2Detached house in Urbanização da Passagem, Centro de Parchal, Estômbar e Parchal — image 3Detached house in Urbanização da Passagem, Centro de Parchal, Estômbar e Parchal — image 4Detached house in Urbanização da Passagem, Centro de Parchal, Estômbar e Parchal — image 5
Grade Bvillamid-range

Detached house in Urbanização da Passagem, Centro de Parchal, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve ·

€980,000

Asking Price (EUR)

2.6%

True Net Yield (Owner, all-in)

1.8%

True Net Yield (Managed, all-in)

4.0%

True Gross Yield

30%

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: €44,768/yr
Average Daily Rate: €414
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 27.0 years
5-yr Capital Value: €1.3M
10-yr Capital Value: €1.6M
Brixfox Score: 59.4 / 100
Comparable Properties: 18
Data Confidence: 71%
Search Radius: 6 km

True Investment Cost

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

€1.1M

+14.3% over asking

Asking price€980,000
IMT — Property transfer tax (investment schedule)€58,800
IS — Stamp duty (0.8%)€7,840
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€14,700
Total acquisition costs€82,590
Renovation (est. €55/m² × 311 m²)
Light touch-ups — paint, fixtures, deep clean.		€17,105
(€9,330–€24,880)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€40,050
All-in investment (incl. renovation & furnishing)€1.1M

Gross yield (asking price)

4.6%

True gross yield (all-in)

4.0%

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: 4
Bathrooms: 3
Building: 311 m²
Land: 284 m²
Style: portuguese-traditional
Condition: good
Year Built: 1997
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

fireplaceoutdoor-bbq-areaprivate-poolcovered-terrace

Score Breakdown

ROI
13.47
Visual Appeal
12.8
Ownership Security
13
Location
8.4
Land & Space
5.76
Rental Demand
2.96
Payback Speed
0
STR Suitability
3

Description

Elegant Family Villa with Pool and Rooftop Terrace in Lagoa! Welcome to a stylish and well-planned home in attractive Lagoa, with easy walking distance to the city's selection of restaurants, cafes and grocery stores. Here you live in a quiet area with proximity to everything you need in everyday life, while the home

Location

📍 37.1510°N, 8.4910°W

· Lagoa/Carvoeiro, Algarve, Portugal

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

Detached house in Urbanização da Passagem, Centro de Parchal, Estômbar e Parchal

Inventory
4 Beds
Bathrooms
3 Baths
Built Area
311 m²
Land Plot
284 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 3.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score59
GradeB
Brixfox Intelligence
59BStrong
Score Breakdown
ROI & Yield65%
Capital Growth62%
Risk Profile61%
Market Demand59%

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
+8.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$271K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.0%
$2,683/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
33.1 yr
Rental only

Property details

Year built: 1997
Condition: good

Description

Elegant Family Villa with Pool and Rooftop Terrace in Lagoa! Welcome to a stylish and well-planned home in attractive Lagoa, with easy walking distance to the city's selection of restaurants, cafes and grocery stores. Here you live in a quiet area with proximity to everything you need in everyday life, while the home

Income Breakdown

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Nightly Rate (ADR)
$606/night
50% ($279)Brixfox estimate($606/night)200% ($1115)
Occupancy
30%
10%Brixfox estimate(30%)100%

Short-Term Rental

Yearly income
$32,192
Airbnb data$606/night · 30% occupancy
Rental income
$606/night · 30% occ.
$65,492
Running costs (20%)
Utilities, cleaning, maintenance
-$13,098
Income tax (10%)
Indonesian rental income tax
-$18,338
Property tax
Annual property tax
-$1,864
Net income
3.0% ROI
$32,192

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$1,065,217
IMT (transfer tax, investment schedule)$63,913
Imposto de Selo (stamp duty)$8,522
Notary & registration$1,359
Legal / due diligence$15,978
Total acquisition costs$89,772
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$18,592
($10,141–$27,043)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$41,359
All-in investment$1,214,940

Gross yield (asking)

6.1%

True gross yield (all-in)

5.4%

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.

$5.3M$4.0M$2.6M$1.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $980K
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 24: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.2M
+22%
Rental Income
+$157K
Total Position
$1.3M
+38%
6.6%/yr
Year 10
Capital Value
$1.5M
+48%
Rental Income
+$340K
Total Position
$1.8M
+83%
6.2%/yr
Year 20
Capital Value
$2.1M
+119%
Rental Income
+$796K
Total Position
$2.9M
+200%
5.7%/yr
Year 30
Capital Value
$3.2M
+224%
Rental Income
+$1.4M
Total Position
$4.6M
+368%
5.3%/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
Average
3.0% annual return
Occupancy
Weak
30% average occupancy
Nightly Rate
Strong
$558 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Average
284 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $558 — 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 3.0% 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.
4.2%
$3,717/mo
current
40% occ.
5.6%
$5,007/mo
30% occ.
4.1%
$3,665/mo
current
40% occ.
5.6%
$4,956/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.