Detached house in Centro de Carvoeiro, Lagoa e Carvoeiro
Detached house in Centro de Carvoeiro, Lagoa e Carvoeiro — image 2Detached house in Centro de Carvoeiro, Lagoa e Carvoeiro — image 3Detached house in Centro de Carvoeiro, Lagoa e Carvoeiro — image 4Detached house in Centro de Carvoeiro, Lagoa e Carvoeiro — image 5
Grade C+villaluxury

Detached house in Centro de Carvoeiro, Lagoa e Carvoeiro

Lagoa/Carvoeiro · Central Algarve ·

€2.8M

Asking Price (EUR)

0.8%

True Net Yield (Owner, all-in)

0.6%

True Net Yield (Managed, all-in)

1.3%

True Gross Yield

29%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.4 months ago and is currently at 12% 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: €38,604/yr
Average Daily Rate: €368
Payback Period: 87.1 years
5-yr Capital Value: €3.6M
10-yr Capital Value: €4.4M
Brixfox Score: 54.1 / 100
Comparable Properties: 15
Data Confidence: 80%
Search Radius: 2 km

True Investment Cost

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

€3.1M

+12.1% over asking

Asking price€2.8M
IMT — Property transfer tax (investment schedule)€206,250
IS — Stamp duty (0.8%)€22,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€41,250
Total acquisition costs€270,750
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)€3.1M

Gross yield (asking price)

1.4%

True gross yield (all-in)

1.3%

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
Building: 300 m²
Style: modern
Condition: excellent
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity poolrooftop terrace with dining and lounge areaextensive outdoor deckinglarge glass windows and doorsmodern minimalist landscaping

Score Breakdown

ROI
8.67
Visual Appeal
10
Ownership Security
13
Location
10.56
Land & Space
6
Rental Demand
2.87
Payback Speed
0
STR Suitability
3

Description

4 Bedroom luxury villa, Carvoeiro. Uniquely chaming luxury villa located in one of the most prime locations in Carvoeiro, complete with panoramic views and exclusive privacy. Located only two-hundred meter from the sea, the property has sea views from both of the main levels and the roof terrace. You have access to t

Location

📍 37.0940°N, 8.4720°W

· Lagoa/Carvoeiro, Algarve, Portugal

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

Detached house in Centro de Carvoeiro, Lagoa e Carvoeiro

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

Grade C+ investment — short-term rental yields 0.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score54
GradeC+
Brixfox Intelligence
54C+Moderate
Score Breakdown
ROI & Yield59%
Capital Growth57%
Risk Profile56%
Market Demand54%

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
+6.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$760K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
0.8%
$2,034/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
—
Rental only

Property details

Condition: excellent

Description

4 Bedroom luxury villa, Carvoeiro. Uniquely chaming luxury villa located in one of the most prime locations in Carvoeiro, complete with panoramic views and exclusive privacy. Located only two-hundred meter from the sea, the property has sea views from both of the main levels and the roof terrace. You have access to t

Income Breakdown

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Nightly Rate (ADR)
$543/night
50% ($250)Brixfox estimate($543/night)200% ($1000)
Occupancy
29%
10%Brixfox estimate(29%)100%

Short-Term Rental

Yearly income
$24,410
Airbnb data$543/night · 29% occupancy
Rental income
$543/night · 29% occ.
$57,001
Running costs (20%)
Utilities, cleaning, maintenance
-$11,400
Income tax (10%)
Indonesian rental income tax
-$15,960
Property tax
Annual property tax
-$5,231
Net income
0.8% ROI
$24,410

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$2,989,130
IMT (transfer tax, investment schedule)$224,185
Imposto de Selo (stamp duty)$23,913
Notary & registration$1,359
Legal / due diligence$44,837
Total acquisition costs$294,293
RenovationMove-in ready
Furnishing & STR launch
4bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$65,380
All-in investment$3,348,804

Gross yield (asking)

1.9%

True gross yield (all-in)

1.7%

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.

$11.5M$8.6M$5.7M$2.9M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $2.8M
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.
2x return
Year 16: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$3.3M
+22%
Rental Income
+$119K
Total Position
$3.5M
+26%
4.7%/yr
Year 10
Capital Value
$4.1M
+48%
Rental Income
+$257K
Total Position
$4.3M
+57%
4.6%/yr
Year 20
Capital Value
$6.0M
+119%
Rental Income
+$603K
Total Position
$6.6M
+141%
4.5%/yr
Year 30
Capital Value
$8.9M
+224%
Rental Income
+$1.1M
Total Position
$10.0M
+263%
4.4%/yr

Location

Lagoa/Carvoeiro

Central 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
0.8% annual return
Occupancy
Weak
29% average occupancy
Nightly Rate
Strong
$500 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $500 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 0.8% 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.
1.2%
$3,035/mo
40% occ.
1.7%
$4,192/mo
29% occ.
1.2%
$2,889/mo
current
39% occ.
1.6%
$4,046/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.