Semi-detached house in Vila de Estômbar - Fontes, Estômbar e Parchal
Semi-detached house in Vila de Estômbar - Fontes, Estômbar e Parchal — image 2Semi-detached house in Vila de Estômbar - Fontes, Estômbar e Parchal — image 3Semi-detached house in Vila de Estômbar - Fontes, Estômbar e Parchal — image 4Semi-detached house in Vila de Estômbar - Fontes, Estômbar e Parchal — image 5
Grade Bvillabudget

Semi-detached house in Vila de Estômbar - Fontes, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve ·

€400,000

Asking Price (EUR)

3.1%

True Net Yield (Owner, all-in)

2.1%

True Net Yield (Managed, all-in)

4.7%

True Gross Yield

11%

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: €41,259/yr
Average Daily Rate: €1030
-31.0% vs area baselineImage quality 3/10 (-12%), Portuguese-traditional style (+5%), No pool (-12%), Budget finish (-12%)
Payback Period: 11.9 years
5-yr Capital Value: €525,594
10-yr Capital Value: €639,466
Brixfox Score: 63.9 / 100
Comparable Properties: 3
Data Confidence: 54%
Search Radius: 15 km

True Investment Cost

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

€879,630

+119.9% over asking

Asking price€400,000
IMT — Property transfer tax (investment schedule)€19,830
IS — Stamp duty (0.8%)€3,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,000
Total acquisition costs€30,280
Renovation (est. €900/m² × 456 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€410,400
(€319,200–€501,600)
Furnishing & STR launch (8bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€38,950
All-in investment (incl. renovation & furnishing)€879,630

Gross yield (asking price)

10.3%

True gross yield (all-in)

4.7%

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: 8
Bathrooms: 3
Building: 456 m²
Land: 720 m²
Style: portuguese-traditional
Condition: needs-renovation
Year Built: 1951
Energy Certificate: Exempt

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
20.7
Visual Appeal
3.6
Ownership Security
13
Location
8.4
Land & Space
10.11
Rental Demand
1.1
Payback Speed
4
STR Suitability
3

Description

Spacious Centennial House, located in the Historic Center of Estombar. The two-storey house has a construction area of 456sqm and a backyard of 425sqm The property is divided into 3 houses with a total of 17 rooms, garage and backyard. Excellent potential for reconstruction, to develop into a large family house or sma

Location

📍 37.1460°N, 8.4845°W

· Lagoa/Carvoeiro, Algarve, Portugal

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Lagoa/Carvoeiro / Central Algarve

Semi-detached house in Vila de Estômbar - Fontes, Estômbar e Parchal

Inventory
8 Beds
Bathrooms
3 Baths
Built Area
456 m²
Land Plot
720 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 7.1% net return annually.

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The Investment

Brixfox Score64
GradeB
Brixfox Intelligence
64BStrong
Score Breakdown
ROI & Yield70%
Capital Growth67%
Risk Profile66%
Market Demand64%

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
+12.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$111K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.1%
$2,565/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
14.1 yr
Rental only

Property details

Year built: 1951
Energy: Exempt
Condition: needs-renovation

Description

Spacious Centennial House, located in the Historic Center of Estombar. The two-storey house has a construction area of 456sqm and a backyard of 425sqm The property is divided into 3 houses with a total of 17 rooms, garage and backyard. Excellent potential for reconstruction, to develop into a large family house or sma

Income Breakdown

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Nightly Rate (ADR)
$1,515/night
50% ($697)Brixfox estimate($1,515/night)200% ($2788)
Occupancy
11%
10%Brixfox estimate(11%)100%

Short-Term Rental

Yearly income
$30,783
Airbnb data$1,515/night · 11% occupancy
Rental income
$1,515/night · 11% occ.
$60,662
Running costs (20%)
Utilities, cleaning, maintenance
-$12,132
Income tax (10%)
Indonesian rental income tax
-$16,985
Property tax
Annual property tax
-$761
Net income
7.1% ROI
$30,783

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$434,783
IMT (transfer tax, investment schedule)$21,554
Imposto de Selo (stamp duty)$3,478
Notary & registration$1,359
Legal / due diligence$6,522
Total acquisition costs$32,913
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$446,087
($346,957–$545,217)
Furnishing & STR launch
8bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$40,163
All-in investment$953,946

Gross yield (asking)

14.0%

True gross yield (all-in)

6.4%

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.

$3.0M$2.3M$1.5M$760K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $400K
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 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$487K
+22%
Rental Income
+$150K
Total Position
$637K
+59%
9.8%/yr
Year 10
Capital Value
$592K
+48%
Rental Income
+$325K
Total Position
$917K
+129%
8.6%/yr
Year 20
Capital Value
$876K
+119%
Rental Income
+$761K
Total Position
$1.6M
+309%
7.3%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$1.3M
Total Position
$2.6M
+561%
6.5%/yr

Location

Lagoa/Carvoeiro

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.1% annual return
Occupancy
Weak
11% average occupancy
Nightly Rate
Strong
$1394 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Strong
720 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1394 — positioned in the top tier
Generous 720 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 11% — 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.
26.5%
$9,614/mo
40% occ.
35.4%
$12,840/mo
11% occ.
9.6%
$3,475/mo
current
21% occ.
18.5%
$6,701/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.