T3 flat in Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal
T3 flat in Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal — image 2T3 flat in Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal — image 3T3 flat in Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal — image 4T3 flat in Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal — image 5
Grade B+apartmentmid-range

T3 flat in Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve ·

€595,000

Asking Price (EUR)

7.2%

True Net Yield (Owner, all-in)

5.0%

True Net Yield (Managed, all-in)

11.1%

True Gross Yield

59%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.6 months ago and is currently at 13% 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: €74,898/yr
Average Daily Rate: €350
Payback Period: 9.8 years
5-yr Capital Value: €781,821
10-yr Capital Value: €951,205
Brixfox Score: 74.9 / 100
Comparable Properties: 4
Data Confidence: 67%
Search Radius: 2 km

True Investment Cost

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

€675,565

+13.5% over asking

Asking price€595,000
IMT — Property transfer tax (investment schedule)€35,430
IS — Stamp duty (0.8%)€4,760
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,925
Total acquisition costs€50,365
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€30,200
All-in investment (incl. renovation & furnishing)€675,565

Gross yield (asking price)

12.6%

True gross yield (all-in)

11.1%

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: 3
Bathrooms: 3
Building: 145 m²
Style: contemporary
Condition: excellent
Energy Certificate: C

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

open-plan living/kitchen areamodern bar stoolsdecorative floor lamp

Score Breakdown

ROI
23.55
Visual Appeal
12.2
Ownership Security
13
Location
8.4
Land & Space
4.9
Rental Demand
5.86
Payback Speed
4
STR Suitability
3

Description

Modern and recently refurbished T3 apartment on the first floor, located in the Vale da Pinta Development with wonderful views over the fairway 3 and 9 of the golf course. The apartment consists of - bright living room with a large terrace - fully equipped kitchen. From this room we have access to the large balcon

Location

📍 37.1063°N, 8.4929°W

· Lagoa/Carvoeiro, Algarve, Portugal

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Lagoa/Carvoeiro / Central Algarve

T3 flat in Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
145 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 8.7% net return annually.

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The Investment

Brixfox Score75
GradeB+
Brixfox Intelligence
75B+Strong
Score Breakdown
ROI & Yield83%
Capital Growth79%
Risk Profile76%
Market Demand75%

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
+14.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$164K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.7%
$4,679/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
11.5 yr
Rental only

Property details

Energy: C
Condition: excellent

Description

Modern and recently refurbished T3 apartment on the first floor, located in the Vale da Pinta Development with wonderful views over the fairway 3 and 9 of the golf course. The apartment consists of - bright living room with a large terrace - fully equipped kitchen. From this room we have access to the large balcon

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$515/night
50% ($237)Brixfox estimate($515/night)200% ($948)
Occupancy
59%
10%Brixfox estimate(59%)100%

Short-Term Rental

Yearly income
$56,151
Airbnb data$515/night · 59% occupancy
Rental income
$515/night · 59% occ.
$110,160
Running costs (20%)
Utilities, cleaning, maintenance
-$22,032
Income tax (10%)
Indonesian rental income tax
-$30,845
Property tax
Annual property tax
-$1,132
Net income
8.7% ROI
$56,151

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$646,739
IMT (transfer tax, investment schedule)$38,511
Imposto de Selo (stamp duty)$5,174
Notary & registration$1,359
Legal / due diligence$9,701
Total acquisition costs$54,745
RenovationMove-in ready
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$734,310

Gross yield (asking)

17.0%

True gross yield (all-in)

15.0%

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.

$5.0M$3.8M$2.5M$1.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $595K
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 11: 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
$724K
+22%
Rental Income
+$274K
Total Position
$998K
+68%
10.9%/yr
Year 10
Capital Value
$881K
+48%
Rental Income
+$592K
Total Position
$1.5M
+148%
9.5%/yr
Year 20
Capital Value
$1.3M
+119%
Rental Income
+$1.4M
Total Position
$2.7M
+352%
7.8%/yr
Year 30
Capital Value
$1.9M
+224%
Rental Income
+$2.5M
Total Position
$4.4M
+637%
6.9%/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
Strong
8.7% annual return
Occupancy
Average
59% average occupancy
Nightly Rate
Strong
$474 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.7% — outperforms most villas in this market
Premium nightly rate of $474 — 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 59% — 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

39% occ.
7.7%
$4,138/mo
49% occ.
9.7%
$5,235/mo
59% occ.
11.7%
$6,332/mo
current
69% occ.
13.8%
$7,428/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.