Detached house, sesmarias, Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro
Detached house, sesmarias, Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro — image 2Detached house, sesmarias, Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro — image 3Detached house, sesmarias, Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro — image 4Detached house, sesmarias, Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro — image 5
Grade Avillamid-range

Detached house, sesmarias, Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro

Lagoa/Carvoeiro · Central Algarve ·

€990,000

Asking Price (EUR)

6.3%

True Net Yield (Owner, all-in)

4.4%

True Net Yield (Managed, all-in)

9.7%

True Gross Yield

42%

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: €108,743/yr
Average Daily Rate: €708
+8.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%)
Payback Period: 11.4 years
5-yr Capital Value: €1.3M
10-yr Capital Value: €1.6M
Brixfox Score: 80.3 / 100
Comparable Properties: 5
Data Confidence: 62%
Search Radius: 4 km

True Investment Cost

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

€1.1M

+13.0% over asking

Asking price€990,000
IMT — Property transfer tax (investment schedule)€59,400
IS — Stamp duty (0.8%)€7,920
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€14,850
Total acquisition costs€83,420
Renovation€0 — move-in ready
Furnishing & STR launch (5bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€45,400
All-in investment (incl. renovation & furnishing)€1.1M

Gross yield (asking price)

11.0%

True gross yield (all-in)

9.7%

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: 4
Building: 293 m²
Land: 576 m²
Style: portuguese-traditional
Condition: excellent
Year Built: 2005
Energy Certificate: B
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large private pooltraditional Portuguese chimneymultiple outdoor seating areas

Score Breakdown

ROI
21.32
Visual Appeal
13.6
Ownership Security
13
Location
10.56
Land & Space
10.62
Rental Demand
4.21
Payback Speed
4
STR Suitability
3

Description

This magnificent villa spread over three floors, ideal for families or as an income-generating investment. On the ground floor, you will find two en-suite bedrooms, a cozy living and dining room with a fireplace, a fully equipped kitchen, and a laundry room. The upper floor offers two additional bedrooms, a full bathro

Location

📍 37.1118°N, 8.4858°W

· Lagoa/Carvoeiro, Algarve, Portugal

View on EDL Real Estate Carvoeiro →Also on Idealista.pt
Idealista.pt
Lagoa/Carvoeiro / Central Algarve

Detached house, sesmarias, Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro

Inventory
5 Beds
Bathrooms
4 Baths
Built Area
293 m²
Land Plot
576 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 7.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score80
GradeA
Brixfox Intelligence
80AExcellent
Score Breakdown
ROI & Yield88%
Capital Growth84%
Risk Profile81%
Market Demand80%

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
+12.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$274K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.4%
$6,657/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
13.5 yr
Rental only

Property details

Year built: 2005
Energy: B
Condition: excellent

Description

This magnificent villa spread over three floors, ideal for families or as an income-generating investment. On the ground floor, you will find two en-suite bedrooms, a cozy living and dining room with a fireplace, a fully equipped kitchen, and a laundry room. The upper floor offers two additional bedrooms, a full bathro

Income Breakdown

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Nightly Rate (ADR)
$1,023/night
50% ($471)Brixfox estimate($1,023/night)200% ($1883)
Occupancy
42%
10%Brixfox estimate(42%)100%

Short-Term Rental

Yearly income
$79,887
Airbnb data$1,023/night · 42% occupancy
Rental income
$1,023/night · 42% occ.
$157,250
Running costs (20%)
Utilities, cleaning, maintenance
-$31,450
Income tax (10%)
Indonesian rental income tax
-$44,030
Property tax
Annual property tax
-$1,883
Net income
7.4% ROI
$79,887

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$1,076,087
IMT (transfer tax, investment schedule)$64,565
Imposto de Selo (stamp duty)$8,609
Notary & registration$1,359
Legal / due diligence$16,141
Total acquisition costs$90,674
RenovationMove-in ready
Furnishing & STR launch
5bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$47,174
All-in investment$1,213,935

Gross yield (asking)

14.6%

True gross yield (all-in)

13.0%

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.

$7.7M$5.8M$3.9M$1.9M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $990K
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 12: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.2M
+22%
Rental Income
+$390K
Total Position
$1.6M
+61%
10.0%/yr
Year 10
Capital Value
$1.5M
+48%
Rental Income
+$843K
Total Position
$2.3M
+133%
8.8%/yr
Year 20
Capital Value
$2.2M
+119%
Rental Income
+$2.0M
Total Position
$4.1M
+319%
7.4%/yr
Year 30
Capital Value
$3.2M
+224%
Rental Income
+$3.5M
Total Position
$6.7M
+578%
6.6%/yr

Location

Lagoa/Carvoeiro

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.4% annual return
Occupancy
Weak
42% average occupancy
Nightly Rate
Strong
$941 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
576 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $941 — positioned in the top tier
Generous 576 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 42% — factor in seasonal gaps

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
7.1%
$6,379/mo
40% occ.
9.5%
$8,558/mo
42% occ.
10.1%
$9,015/mo
current
52% occ.
12.5%
$11,194/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.