Detached house in Urbanização das Sesmarias, Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro
Detached house in Urbanização das Sesmarias, Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro — image 2Detached house in Urbanização das Sesmarias, Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro — image 3Detached house in Urbanização das Sesmarias, Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro — image 4Detached house in Urbanização das Sesmarias, Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro — image 5
Grade Avillaluxury

Detached house in Urbanização das Sesmarias, Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro

Lagoa/Carvoeiro · Central Algarve ·

€895,000

Asking Price (EUR)

5.5%

True Net Yield (Owner, all-in)

3.8%

True Net Yield (Managed, all-in)

8.5%

True Gross Yield

38%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% 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: €87,637/yr
Average Daily Rate: €627
+33.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 12.6 years
5-yr Capital Value: €1.2M
10-yr Capital Value: €1.4M
Brixfox Score: 77.3 / 100
Comparable Properties: 8
Data Confidence: 75%
Search Radius: 2 km

True Investment Cost

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

€1.0M

+15.4% over asking

Asking price€895,000
IMT — Property transfer tax (investment schedule)€53,700
IS — Stamp duty (0.8%)€7,160
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€13,425
Total acquisition costs€75,535
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€62,150
All-in investment (incl. renovation & furnishing)€1.0M

Gross yield (asking price)

9.8%

True gross yield (all-in)

8.5%

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: 4
Bathrooms: 5
Building: 334 m²
Land: 673 m²
Style: contemporary
Condition: excellent
Year Built: 2008
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large private poolmultiple sun loungersoutdoor dining areabalustrade staircaselush landscapingdistant sea view

Score Breakdown

ROI
20
Visual Appeal
13.2
Ownership Security
13
Location
10.56
Land & Space
10.69
Rental Demand
3.83
Payback Speed
3
STR Suitability
3

Description

Located in a very quiet residential area of Carvoeiro, just a few minutes from the sea, this magnificent south-facing villa offers a privileged lifestyle, combining comfort, space, and tranquility. Built in 2008, the property features 4 spacious bedrooms, 4 full bathrooms, and a guest bathroom. The large, bright livin

Location

📍 37.0940°N, 8.4720°W

· Lagoa/Carvoeiro, Algarve, Portugal

View on Idealista.pt
Idealista.pt
Lagoa/Carvoeiro / Central Algarve

Detached house in Urbanização das Sesmarias, Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro

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

Grade A investment — short-term rental yields 6.7% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score77
GradeA
Brixfox Intelligence
77AExcellent
Score Breakdown
ROI & Yield85%
Capital Growth81%
Risk Profile78%
Market Demand77%

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
+12.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$247K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.7%
$5,417/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
15.0 yr
Rental only

Property details

Year built: 2008
Energy: A
Condition: excellent

Description

Located in a very quiet residential area of Carvoeiro, just a few minutes from the sea, this magnificent south-facing villa offers a privileged lifestyle, combining comfort, space, and tranquility. Built in 2008, the property features 4 spacious bedrooms, 4 full bathrooms, and a guest bathroom. The large, bright livin

Income Breakdown

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Nightly Rate (ADR)
$918/night
50% ($422)Brixfox estimate($918/night)200% ($1689)
Occupancy
38%
10%Brixfox estimate(38%)100%

Short-Term Rental

Yearly income
$65,006
Airbnb data$918/night · 38% occupancy
Rental income
$918/night · 38% occ.
$128,285
Running costs (20%)
Utilities, cleaning, maintenance
-$25,657
Income tax (10%)
Indonesian rental income tax
-$35,920
Property tax
Annual property tax
-$1,702
Net income
6.7% ROI
$65,006

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$972,826
IMT (transfer tax, investment schedule)$58,370
Imposto de Selo (stamp duty)$7,783
Notary & registration$1,359
Legal / due diligence$14,592
Total acquisition costs$82,103
RenovationMove-in ready
Furnishing & STR launch
4bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$65,380
All-in investment$1,120,310

Gross yield (asking)

13.2%

True gross yield (all-in)

11.5%

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.

$6.6M$5.0M$3.3M$1.7M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $895K
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 13: 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
$1.1M
+22%
Rental Income
+$318K
Total Position
$1.4M
+57%
9.5%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$686K
Total Position
$2.0M
+125%
8.4%/yr
Year 20
Capital Value
$2.0M
+119%
Rental Income
+$1.6M
Total Position
$3.6M
+299%
7.2%/yr
Year 30
Capital Value
$2.9M
+224%
Rental Income
+$2.8M
Total Position
$5.7M
+542%
6.4%/yr

Location

Lagoa/Carvoeiro

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.7% annual return
Occupancy
Weak
38% average occupancy
Nightly Rate
Strong
$844 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
673 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $844 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 673 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 38% — 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%
$5,720/mo
40% occ.
9.5%
$7,674/mo
38% occ.
9.1%
$7,342/mo
current
48% occ.
11.5%
$9,296/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.