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 B+villaluxury

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

Lagoa/Carvoeiro · Central Algarve ·

€1.7M

Asking Price (EUR)

2.6%

True Net Yield (Owner, all-in)

1.8%

True Net Yield (Managed, all-in)

4.0%

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: €80,280/yr
Average Daily Rate: €578
+26.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 26.9 years
5-yr Capital Value: €2.3M
10-yr Capital Value: €2.8M
Brixfox Score: 67.9 / 100
Comparable Properties: 4
Data Confidence: 55%
Search Radius: 6 km

True Investment Cost

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

€2.0M

+13.9% over asking

Asking price€1.7M
IMT — Property transfer tax (investment schedule)€131,175
IS — Stamp duty (0.8%)€13,992
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€26,235
Total acquisition costs€172,652
Renovation€0 — move-in ready
Furnishing & STR launch (5bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€71,000
All-in investment (incl. renovation & furnishing)€2.0M

Gross yield (asking price)

4.6%

True gross yield (all-in)

4.0%

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: 5
Bathrooms: 5
Building: 241 m²
Land: 3400 m²
Style: portuguese-traditional
Condition: excellent
Year Built: 2008
Energy Certificate: B
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

terraced gardensmultiple balconies and terracesstar mosaic in pool

Score Breakdown

ROI
13.5
Visual Appeal
14.2
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
3.81
Payback Speed
0
STR Suitability
3

Description

Stunning 5-Bedroom Villa with Heated Pool | Presa de Moura, Carvoeiro An exceptional independent villa with 5 en-suite bedrooms, located in one of the most prestigious areas of the Algarve. This property stands out for its high-quality construction, attention to detail, and perfect balance between contemporary design

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
5 Beds
Bathrooms
5 Baths
Built Area
241 m²
Land Plot
3400 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 3.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score68
GradeB+
Brixfox Intelligence
68B+Strong
Score Breakdown
ROI & Yield75%
Capital Growth71%
Risk Profile70%
Market Demand68%

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
+8.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$483K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.0%
$4,812/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
32.9 yr
Rental only

Property details

Year built: 2008
Energy: B
Condition: excellent

Description

Stunning 5-Bedroom Villa with Heated Pool | Presa de Moura, Carvoeiro An exceptional independent villa with 5 en-suite bedrooms, located in one of the most prestigious areas of the Algarve. This property stands out for its high-quality construction, attention to detail, and perfect balance between contemporary design

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$845/night
50% ($389)Brixfox estimate($845/night)200% ($1555)
Occupancy
38%
10%Brixfox estimate(38%)100%

Short-Term Rental

Yearly income
$57,748
Airbnb data$845/night · 38% occupancy
Rental income
$845/night · 38% occ.
$117,452
Running costs (20%)
Utilities, cleaning, maintenance
-$23,490
Income tax (10%)
Indonesian rental income tax
-$32,887
Property tax
Annual property tax
-$3,327
Net income
3.0% ROI
$57,748

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$1,901,087
IMT (transfer tax, investment schedule)$142,582
Imposto de Selo (stamp duty)$15,209
Notary & registration$1,359
Legal / due diligence$28,516
Total acquisition costs$187,665
RenovationMove-in ready
Furnishing & STR launch
5bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$75,000
All-in investment$2,163,752

Gross yield (asking)

6.2%

True gross yield (all-in)

5.4%

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.

$9.4M$7.1M$4.7M$2.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.7M
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 24: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.1M
+22%
Rental Income
+$282K
Total Position
$2.4M
+38%
6.6%/yr
Year 10
Capital Value
$2.6M
+48%
Rental Income
+$609K
Total Position
$3.2M
+83%
6.2%/yr
Year 20
Capital Value
$3.8M
+119%
Rental Income
+$1.4M
Total Position
$5.3M
+201%
5.7%/yr
Year 30
Capital Value
$5.7M
+224%
Rental Income
+$2.5M
Total Position
$8.2M
+369%
5.3%/yr

Location

Lagoa/Carvoeiro

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.0% annual return
Occupancy
Weak
38% average occupancy
Nightly Rate
Strong
$777 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
3400 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $777 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 3400 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.0% is near 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.
3.2%
$5,120/mo
40% occ.
4.4%
$6,919/mo
38% occ.
4.1%
$6,574/mo
current
48% occ.
5.3%
$8,373/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.