Detached house in Vale da Lapa, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal
Detached house in Vale da Lapa, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal — image 2Detached house in Vale da Lapa, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal — image 3Detached house in Vale da Lapa, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal — image 4Detached house in Vale da Lapa, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal — image 5
Grade B+villaluxury

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

Lagoa/Carvoeiro · Central Algarve ·

€2.4M

Asking Price (EUR)

Limited comps — indicative only

Revenue projections are based on limited comparable data (2 comps, 57% confidence).

2.9%

True Net Yield (Owner, all-in)

2.0%

True Net Yield (Managed, all-in)

4.4%

True Gross Yield

17%

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: €122,604/yr
Average Daily Rate: €1985
+26.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 24.5 years
5-yr Capital Value: €3.2M
10-yr Capital Value: €3.8M
Brixfox Score: 67.4 / 100
Comparable Properties: 2
Data Confidence: 57%
Search Radius: 15 km

True Investment Cost

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

€2.8M

+15.2% over asking

Asking price€2.4M
IMT — Property transfer tax (investment schedule)€180,000
IS — Stamp duty (0.8%)€19,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€36,000
Total acquisition costs€236,450
Renovation (est. €55/m² × 540 m²)
Light touch-ups — paint, fixtures, deep clean.		€29,700
(€16,200–€43,200)
Furnishing & STR launch (8bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€97,550
All-in investment (incl. renovation & furnishing)€2.8M

Gross yield (asking price)

5.1%

True gross yield (all-in)

4.4%

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: 8
Bathrooms: 9
Building: 540 m²
Land: 3501 m²
Style: portuguese-traditional
Condition: good
Year Built: 1988
Energy Certificate: D
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

expansive terraced gardenslarge private swimming pooltraditional terracotta roof tilesmultiple outdoor lounging areas

Score Breakdown

ROI
14.07
Visual Appeal
14.2
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
1.69
Payback Speed
1
STR Suitability
3

Description

Unique 8-Bedroom Villa | Heated Pool & Lush Gardens | Vale da Lapa, Carvoeiro This rare 8-bedroom villa is one of the largest and most private properties currently available in the prestigious Vale da Lapa area of Carvoeiro. Set on a rare 3,500 m² plot and surrounded by mature, landscaped gardens, the property offers

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 Vale da Lapa, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal

Inventory
8 Beds
Bathrooms
9 Baths
Built Area
540 m²
Land Plot
3501 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 3.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score67
GradeB+
Brixfox Intelligence
67B+Strong
Score Breakdown
ROI & Yield74%
Capital Growth70%
Risk Profile69%
Market Demand67%

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
+8.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$663K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.4%
$7,296/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
29.8 yr
Rental only

Property details

Year built: 1988
Energy: D
Condition: good

Description

Unique 8-Bedroom Villa | Heated Pool & Lush Gardens | Vale da Lapa, Carvoeiro This rare 8-bedroom villa is one of the largest and most private properties currently available in the prestigious Vale da Lapa area of Carvoeiro. Set on a rare 3,500 m² plot and surrounded by mature, landscaped gardens, the property offers

Income Breakdown

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Nightly Rate (ADR)
$2,868/night
50% ($1319)Brixfox estimate($2,868/night)200% ($5278)
Occupancy
17%
10%Brixfox estimate(17%)100%

Short-Term Rental

Yearly income
$87,550
Airbnb data$2,868/night · 17% occupancy
Rental income
$2,868/night · 17% occ.
$177,145
Running costs (20%)
Utilities, cleaning, maintenance
-$35,429
Income tax (10%)
Indonesian rental income tax
-$49,600
Property tax
Annual property tax
-$4,565
Net income
3.4% ROI
$87,550

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$2,608,696
IMT (transfer tax, investment schedule)$195,652
Imposto de Selo (stamp duty)$20,870
Notary & registration$1,359
Legal / due diligence$39,130
Total acquisition costs$257,011
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$32,283
($17,609–$46,957)
Furnishing & STR launch
8bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$103,859
All-in investment$3,001,848

Gross yield (asking)

6.8%

True gross yield (all-in)

5.9%

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.

$13.4M$10.0M$6.7M$3.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $2.4M
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 22: 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
$2.9M
+22%
Rental Income
+$428K
Total Position
$3.3M
+39%
6.9%/yr
Year 10
Capital Value
$3.6M
+48%
Rental Income
+$923K
Total Position
$4.5M
+86%
6.4%/yr
Year 20
Capital Value
$5.3M
+119%
Rental Income
+$2.2M
Total Position
$7.4M
+209%
5.8%/yr
Year 30
Capital Value
$7.8M
+224%
Rental Income
+$3.8M
Total Position
$11.6M
+384%
5.4%/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
Average
3.4% annual return
Occupancy
Weak
17% average occupancy
Nightly Rate
Strong
$2639 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
3501 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $2639 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 3501 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.4% 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.
8.3%
$17,941/mo
40% occ.
11.1%
$24,048/mo
17% occ.
4.6%
$9,953/mo
current
27% occ.
7.4%
$16,060/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.