Detached house in Urbanização Presa da Moura, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal
Detached house in Urbanização Presa da Moura, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal — image 2Detached house in Urbanização Presa da Moura, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal — image 3Detached house in Urbanização Presa da Moura, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal — image 4Detached house in Urbanização Presa da Moura, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal — image 5
Grade Avillaluxury

Detached house in Urbanização Presa da Moura, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve ·

€1.3M

Asking Price (EUR)

5.1%

True Net Yield (Owner, all-in)

3.5%

True Net Yield (Managed, all-in)

7.8%

True Gross Yield

66%

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: €116,206/yr
Average Daily Rate: €479
+26.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 13.3 years
5-yr Capital Value: €1.7M
10-yr Capital Value: €2.1M
Brixfox Score: 79.9 / 100
Comparable Properties: 9
Data Confidence: 60%
Search Radius: 4 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)€97,425
IS — Stamp duty (0.8%)€10,392
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€19,485
Total acquisition costs€128,552
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)

8.9%

True gross yield (all-in)

7.8%

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: 4
Building: 300 m²
Land: 1319 m²
Style: portuguese-traditional
Condition: excellent
Year Built: 2004
Energy Certificate: D
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

multiple terraces and balconiestiled roofs with traditional Portuguese stylelandscaped gardens with mature treesprivate swimming pool with sun loungersoutdoor dining/lounge area under covered patio

Score Breakdown

ROI
19.38
Visual Appeal
14.2
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
6.9
Payback Speed
3
STR Suitability
3

Description

One-of-a-Kind 3-Bedroom Villa | Heated Pool & Sea Views | Presa de Moura, Algarve This is an exceptional opportunity to acquire a fully renovated luxury villa in one of the Algarve's most sought-after locations. Situated within the exclusive Presa de Moura enclave, just minutes from Ferragudo, golden beaches, golf cou

Location

📍 37.1510°N, 8.4910°W

· Lagoa/Carvoeiro, Algarve, Portugal

View on Palm Properties Portugal →Also on Idealista.pt
Idealista.pt
Lagoa/Carvoeiro / Central Algarve

Detached house in Urbanização Presa da Moura, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal

Inventory
3 Beds
Bathrooms
4 Baths
Built Area
300 m²
Land Plot
1319 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 6.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score80
GradeA
Brixfox Intelligence
80AExcellent
Score Breakdown
ROI & Yield88%
Capital Growth84%
Risk Profile81%
Market Demand80%

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
+11.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$359K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.3%
$7,452/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
15.8 yr
Rental only

Property details

Year built: 2004
Energy: D
Condition: excellent

Description

One-of-a-Kind 3-Bedroom Villa | Heated Pool & Sea Views | Presa de Moura, Algarve This is an exceptional opportunity to acquire a fully renovated luxury villa in one of the Algarve's most sought-after locations. Situated within the exclusive Presa de Moura enclave, just minutes from Ferragudo, golden beaches, golf cou

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$702/night
50% ($323)Brixfox estimate($702/night)200% ($1291)
Occupancy
69%
10%Brixfox estimate(69%)100%

Short-Term Rental

Yearly income
$89,422
Airbnb data$702/night · 69% occupancy
Rental income
$702/night · 69% occ.
$176,716
Running costs (20%)
Utilities, cleaning, maintenance
-$35,343
Income tax (10%)
Indonesian rental income tax
-$49,481
Property tax
Annual property tax
-$2,471
Net income
6.3% ROI
$89,422

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$1,411,957
IMT (transfer tax, investment schedule)$105,897
Imposto de Selo (stamp duty)$11,296
Notary & registration$1,359
Legal / due diligence$21,179
Total acquisition costs$139,730
RenovationMove-in ready
Furnishing & STR launch
3bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$55,761
All-in investment$1,607,448

Gross yield (asking)

12.5%

True gross yield (all-in)

11.0%

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.

$9.3M$7.0M$4.7M$2.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.3M
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 14: 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
$1.6M
+22%
Rental Income
+$437K
Total Position
$2.0M
+55%
9.2%/yr
Year 10
Capital Value
$1.9M
+48%
Rental Income
+$943K
Total Position
$2.9M
+121%
8.2%/yr
Year 20
Capital Value
$2.8M
+119%
Rental Income
+$2.2M
Total Position
$5.1M
+289%
7.0%/yr
Year 30
Capital Value
$4.2M
+224%
Rental Income
+$3.9M
Total Position
$8.1M
+526%
6.3%/yr

Location

Lagoa/Carvoeiro

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.3% annual return
Occupancy
Good
69% average occupancy
Nightly Rate
Strong
$646 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
1319 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $646 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 1319 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
STR zoning not confirmed — verify before purchasing for short-term rental use

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

49% occ.
6.0%
$7,114/mo
59% occ.
7.3%
$8,608/mo
69% occ.
8.6%
$10,103/mo
current
79% occ.
9.9%
$11,597/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.