Detached house in Rua da Boa Nova Village, 27, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal
Detached house in Rua da Boa Nova Village, 27, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal — image 2Detached house in Rua da Boa Nova Village, 27, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal — image 3Detached house in Rua da Boa Nova Village, 27, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal — image 4Detached house in Rua da Boa Nova Village, 27, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal — image 5
Grade Bvillaluxury

Detached house in Rua da Boa Nova Village, 27, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve ·

€5.7M

Asking Price (EUR)

0.4%

True Net Yield (Owner, all-in)

0.3%

True Net Yield (Managed, all-in)

0.7%

True Gross Yield

25%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 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: €42,679/yr
Average Daily Rate: €472
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 166.4 years
5-yr Capital Value: €7.5M
10-yr Capital Value: €9.1M
Brixfox Score: 63.4 / 100
Comparable Properties: 6
Data Confidence: 64%
Search Radius: 4 km

True Investment Cost

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

€6.3M

+11.1% over asking

Asking price€5.7M
IMT — Property transfer tax (investment schedule)€427,500
IS — Stamp duty (0.8%)€45,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€85,500
Total acquisition costs€559,850
Renovation€0 — move-in ready
Furnishing & STR launch (5bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€71,000
All-in investment (incl. renovation & furnishing)€6.3M

Gross yield (asking price)

0.8%

True gross yield (all-in)

0.7%

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: 285 m²
Land: 1614 m²
Style: modern
Condition: excellent
Year Built: 2024
Energy Certificate: A+
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity poolextensive outdoor lounge areasfloor-to-ceiling glass wallsmulti-level architecturelandscaped terraced gardens

Score Breakdown

ROI
7.89
Visual Appeal
16.6
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
2.48
Payback Speed
0
STR Suitability
3

Description

SEA VIEW | New Lordly-Sized Luxury T3+2 Villa at Estômbar for Sale – Lagoa Our LiveAlgarve Team is pleased to showcase the superlative of modern architecture in the Algarve. Let us introduce you to Villa Lagoa, a newly built 4-level estate close to the coastline. The property spoils you with its straightforward design

Location

📍 37.1510°N, 8.4910°W

· Lagoa/Carvoeiro, Algarve, Portugal

View on LiveAlgarve Realty →Also on Idealista.pt
Idealista.pt
Lagoa/Carvoeiro / Central Algarve

Detached house in Rua da Boa Nova Village, 27, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal

Inventory
5 Beds
Bathrooms
6 Baths
Built Area
285 m²
Land Plot
1614 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 0.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score63
GradeB
Brixfox Intelligence
63BStrong
Score Breakdown
ROI & Yield69%
Capital Growth66%
Risk Profile65%
Market Demand63%

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
+5.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$1.6M in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
0.3%
$1,776/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
14 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
—
Rental only

Property details

Year built: 2024
Energy: A+
Condition: excellent

Description

SEA VIEW | New Lordly-Sized Luxury T3+2 Villa at Estômbar for Sale – Lagoa Our LiveAlgarve Team is pleased to showcase the superlative of modern architecture in the Algarve. Let us introduce you to Villa Lagoa, a newly built 4-level estate close to the coastline. The property spoils you with its straightforward design

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$685/night
50% ($315)Brixfox estimate($685/night)200% ($1260)
Occupancy
25%
10%Brixfox estimate(25%)100%

Short-Term Rental

Yearly income
$21,317
Airbnb data$685/night · 25% occupancy
Rental income
$685/night · 25% occ.
$61,846
Running costs (20%)
Utilities, cleaning, maintenance
-$12,369
Income tax (10%)
Indonesian rental income tax
-$17,317
Property tax
Annual property tax
-$10,842
Net income
0.3% ROI
$21,317

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$6,195,652
IMT (transfer tax, investment schedule)$464,674
Imposto de Selo (stamp duty)$49,565
Notary & registration$1,359
Legal / due diligence$92,935
Total acquisition costs$608,533
RenovationMove-in ready
Furnishing & STR launch
5bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$75,000
All-in investment$6,879,185

Gross yield (asking)

1.0%

True gross yield (all-in)

0.9%

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.

$23.0M$17.2M$11.5M$5.7M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $5.7M
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.
2x return
Year 17: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$6.9M
+22%
Rental Income
+$104K
Total Position
$7.0M
+23%
4.3%/yr
Year 10
Capital Value
$8.4M
+48%
Rental Income
+$225K
Total Position
$8.7M
+52%
4.3%/yr
Year 20
Capital Value
$12.5M
+119%
Rental Income
+$527K
Total Position
$13.0M
+128%
4.2%/yr
Year 30
Capital Value
$18.5M
+224%
Rental Income
+$933K
Total Position
$19.4M
+241%
4.2%/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
Weak
0.3% annual return
Occupancy
Weak
25% average occupancy
Nightly Rate
Strong
$630 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
1614 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $630 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 1614 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 0.3% is below 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.
0.7%
$3,469/mo
40% occ.
1.0%
$4,927/mo
25% occ.
0.5%
$2,704/mo
current
35% occ.
0.8%
$4,162/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.