Detached house in Urb Bacelos do Rio - Carrapateira Nn, Bordeira
Detached house in Urb Bacelos do Rio - Carrapateira Nn, Bordeira — image 2Detached house in Urb Bacelos do Rio - Carrapateira Nn, Bordeira — image 3Detached house in Urb Bacelos do Rio - Carrapateira Nn, Bordeira — image 4Detached house in Urb Bacelos do Rio - Carrapateira Nn, Bordeira — image 5
Grade Bvillaluxury

Detached house in Urb Bacelos do Rio - Carrapateira Nn, Bordeira

Aljezur · Western Algarve ·

€1.3M

Asking Price (EUR)

1.4%

True Net Yield (Owner, all-in)

1.0%

True Net Yield (Managed, all-in)

2.1%

True Gross Yield

33%

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: €31,583/yr
Average Daily Rate: €264
Payback Period: 51.5 years
5-yr Capital Value: €1.7M
10-yr Capital Value: €2.1M
Brixfox Score: 59.5 / 100
Comparable Properties: 4
Data Confidence: 79%
Search Radius: 2 km

True Investment Cost

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

€1.5M

+14.0% over asking

Asking price€1.3M
IMT — Property transfer tax (investment schedule)€97,500
IS — Stamp duty (0.8%)€10,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€19,500
Total acquisition costs€128,650
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€53,300
All-in investment (incl. renovation & furnishing)€1.5M

Gross yield (asking price)

2.4%

True gross yield (all-in)

2.1%

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: 2
Building: 137 m²
Land: 820 m²
Style: modern
Condition: excellent
Energy Certificate: B
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

flat roof architectureprivate swimming poolscoastal proximity

Score Breakdown

ROI
9.79
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
3.27
Payback Speed
0
STR Suitability
3

Description

Fantastic villa of contemporary architecture located in Carrapateira, with an area of 137.5 m2 inserted in a lot and with 820 m2. The villa is in excellent condition, has a living room with fireplace, 3 bedrooms being one of them en-suite, fully equipped kitchen, storage area and a social bathroom. Outside has a very w

Location

📍 36.9980°N, 8.8020°W

· Aljezur, Algarve, Portugal

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Idealista.pt
Aljezur / Western Algarve

Detached house in Urb Bacelos do Rio - Carrapateira Nn, Bordeira

Inventory
3 Beds
Bathrooms
2 Baths
Built Area
137 m²
Land Plot
820 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 1.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score60
GradeB
Brixfox Intelligence
60BStrong
Score Breakdown
ROI & Yield66%
Capital Growth63%
Risk Profile62%
Market Demand60%

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
+5.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$282K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.5%
$1,771/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
15 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
66.5 yr
Rental only

Property details

Energy: B
Condition: excellent

Description

Fantastic villa of contemporary architecture located in Carrapateira, with an area of 137.5 m2 inserted in a lot and with 820 m2. The villa is in excellent condition, has a living room with fireplace, 3 bedrooms being one of them en-suite, fully equipped kitchen, storage area and a social bathroom. Outside has a very w

Income Breakdown

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Nightly Rate (ADR)
$382/night
50% ($176)Brixfox estimate($382/night)200% ($703)
Occupancy
33%
10%Brixfox estimate(33%)100%

Short-Term Rental

Yearly income
$21,256
Airbnb data$382/night · 33% occupancy
Rental income
$382/night · 33% occ.
$45,633
Running costs (20%)
Utilities, cleaning, maintenance
-$9,127
Income tax (10%)
Indonesian rental income tax
-$12,777
Property tax
Annual property tax
-$2,473
Net income
1.5% ROI
$21,256

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$1,413,043
IMT (transfer tax, investment schedule)$105,978
Imposto de Selo (stamp duty)$11,304
Notary & registration$1,359
Legal / due diligence$21,196
Total acquisition costs$139,837
RenovationMove-in ready
Furnishing & STR launch
3bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$55,761
All-in investment$1,608,641

Gross yield (asking)

3.2%

True gross yield (all-in)

2.8%

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 Aljezur.

$5.9M$4.4M$3.0M$1.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $1.3M
Capital appreciation
Property value growing at +4%/yr based on Aljezur 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 15: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.6M
+22%
Rental Income
+$104K
Total Position
$1.7M
+30%
5.3%/yr
Year 10
Capital Value
$1.9M
+48%
Rental Income
+$224K
Total Position
$2.1M
+65%
5.2%/yr
Year 20
Capital Value
$2.8M
+119%
Rental Income
+$525K
Total Position
$3.4M
+160%
4.9%/yr
Year 30
Capital Value
$4.2M
+224%
Rental Income
+$930K
Total Position
$5.1M
+296%
4.7%/yr

Location

Aljezur

Western 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
1.5% annual return
Occupancy
Weak
33% average occupancy
Nightly Rate
Strong
$351 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
820 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $351 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 820 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.5% 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.
1.9%
$2,233/mo
40% occ.
2.6%
$3,046/mo
33% occ.
2.1%
$2,456/mo
current
43% occ.
2.8%
$3,269/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.