House in Mexilhoeira da Carregação, Estômbar e Parchal
House in Mexilhoeira da Carregação, Estômbar e Parchal — image 2House in Mexilhoeira da Carregação, Estômbar e Parchal — image 3House in Mexilhoeira da Carregação, Estômbar e Parchal — image 4House in Mexilhoeira da Carregação, Estômbar e Parchal — image 5
Grade B+villabudget

House in Mexilhoeira da Carregação, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve ·

€375,000

Asking Price (EUR)

7.4%

True Net Yield (Owner, all-in)

5.1%

True Net Yield (Managed, all-in)

11.3%

True Gross Yield

46%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.3 months ago and is currently at 11% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.73, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €69,063/yr
Average Daily Rate: €410
-28.0% vs area baselineImage quality 4/10 (-9%), Portuguese-traditional style (+5%), No pool (-12%), Budget finish (-12%)
Payback Period: 6.6 years
5-yr Capital Value: €492,744
10-yr Capital Value: €599,499
Brixfox Score: 69.6 / 100
Comparable Properties: 5
Data Confidence: 62%
Search Radius: 3 km

True Investment Cost

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

€608,905

+62.4% over asking

Asking price€375,000
IMT — Property transfer tax (investment schedule)€17,830
IS — Stamp duty (0.8%)€3,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,625
Total acquisition costs€27,705
Renovation (est. €900/m² × 197 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€177,300
(€137,900–€216,700)
Furnishing & STR launch (5bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€28,900
All-in investment (incl. renovation & furnishing)€608,905

Gross yield (asking price)

18.4%

True gross yield (all-in)

11.3%

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: 3
Building: 197 m²
Land: 228 m²
Style: portuguese-traditional
Condition: needs-renovation
Energy Certificate: F

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
25
Visual Appeal
5.4
Ownership Security
13
Location
8.4
Land & Space
5.19
Rental Demand
4.61
Payback Speed
5
STR Suitability
3

Description

House T5 | Backyard | Garage | Schools | Square | Golf Courses | Estômbar Pond Opportunity in Estômbar! Don't miss this building with land in one of the most sought-after areas of the Algarve. This property according to the PDM of the municipality's housing area it is possible to build 3 villas or 4 apartments and or

Location

📍 37.1446°N, 8.5071°W

· Lagoa/Carvoeiro, Algarve, Portugal

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

House in Mexilhoeira da Carregação, Estômbar e Parchal

Inventory
5 Beds
Bathrooms
3 Baths
Built Area
197 m²
Land Plot
228 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 12.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score70
GradeB+
Brixfox Intelligence
70B+Strong
Score Breakdown
ROI & Yield77%
Capital Growth74%
Risk Profile72%
Market Demand70%

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
+18.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$104K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
12.9%
$4,378/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
7.8 yr
Rental only

Property details

Energy: F
Condition: needs-renovation

Description

House T5 | Backyard | Garage | Schools | Square | Golf Courses | Estômbar Pond Opportunity in Estômbar! Don't miss this building with land in one of the most sought-after areas of the Algarve. This property according to the PDM of the municipality's housing area it is possible to build 3 villas or 4 apartments and or

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$609/night
50% ($280)Brixfox estimate($609/night)200% ($1120)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$52,535
Airbnb data$609/night · 46% occupancy
Rental income
$609/night · 46% occ.
$102,401
Running costs (20%)
Utilities, cleaning, maintenance
-$20,480
Income tax (10%)
Indonesian rental income tax
-$28,672
Property tax
Annual property tax
-$713
Net income
12.9% ROI
$52,535

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$407,609
IMT (transfer tax, investment schedule)$19,380
Imposto de Selo (stamp duty)$3,261
Notary & registration$1,359
Legal / due diligence$6,114
Total acquisition costs$30,114
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$192,717
($149,891–$235,543)
Furnishing & STR launch
5bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$29,239
All-in investment$659,679

Gross yield (asking)

25.1%

True gross yield (all-in)

15.5%

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.

$4.0M$3.0M$2.0M$1.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $375K
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 8: rental income alone has repaid the full purchase price.
2x return
Year 6: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$456K
+22%
Rental Income
+$257K
Total Position
$713K
+90%
13.7%/yr
Year 10
Capital Value
$555K
+48%
Rental Income
+$554K
Total Position
$1.1M
+196%
11.5%/yr
Year 20
Capital Value
$822K
+119%
Rental Income
+$1.3M
Total Position
$2.1M
+465%
9.0%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$2.3M
Total Position
$3.5M
+838%
7.7%/yr

Location

Lagoa/Carvoeiro

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
12.9% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$560 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Average
228 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 12.9% — outperforms most villas in this market
Premium nightly rate of $560 — 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 46% — 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.
11.3%
$3,828/mo
40% occ.
15.1%
$5,124/mo
46% occ.
17.4%
$5,914/mo
current
56% occ.
21.2%
$7,210/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.