Detached house in Caramujeira - Vale d'El Rei - Benagil, Lagoa e Carvoeiro
Detached house in Caramujeira - Vale d'El Rei - Benagil, Lagoa e Carvoeiro — image 2Detached house in Caramujeira - Vale d'El Rei - Benagil, Lagoa e Carvoeiro — image 3Detached house in Caramujeira - Vale d'El Rei - Benagil, Lagoa e Carvoeiro — image 4Detached house in Caramujeira - Vale d'El Rei - Benagil, Lagoa e Carvoeiro — image 5
Grade B+villaluxury

Detached house in Caramujeira - Vale d'El Rei - Benagil, Lagoa e Carvoeiro

Lagoa/Carvoeiro · Central Algarve ·

€1.6M

Asking Price (EUR)

3.1%

True Net Yield (Owner, all-in)

2.1%

True Net Yield (Managed, all-in)

4.8%

True Gross Yield

45%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 months ago and is currently at 16% 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: €89,689/yr
Average Daily Rate: €547
+26.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Luxury finish (+8%)
Payback Period: 22.8 years
5-yr Capital Value: €2.2M
10-yr Capital Value: €2.6M
Brixfox Score: 74.2 / 100
Comparable Properties: 5
Data Confidence: 73%
Search Radius: 2 km

True Investment Cost

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

€1.9M

+13.6% over asking

Asking price€1.6M
IMT — Property transfer tax (investment schedule)€123,750
IS — Stamp duty (0.8%)€13,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€24,750
Total acquisition costs€162,950
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)€1.9M

Gross yield (asking price)

5.4%

True gross yield (all-in)

4.8%

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: 4
Bathrooms: 4
Building: 299 m²
Land: 2700 m²
Style: contemporary
Condition: excellent
Year Built: 2023
Energy Certificate: B-
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

solar_panelsdouble_height_living_roommezzanine_levelmodern_black_kitchen_with_gold_accentsoutdoor_dining_areaindoor_plantsrust_effect_bathroom_tiles

Score Breakdown

ROI
14.51
Visual Appeal
15.6
Ownership Security
13
Location
10.56
Land & Space
12
Rental Demand
4.49
Payback Speed
1
STR Suitability
3

Description

For Sale – Impressive Four-Bedroom Contemporary Villa with Heated Pool Impressive, sustainable and architect-designed, this contemporary villa is a refined fusion of modern architecture and the authentic charm of an original farmhouse, resulting in a highly desirable and distinctive home (with a total constructed area

Location

📍 37.1121°N, 8.4278°W

· Lagoa/Carvoeiro, Algarve, Portugal

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Idealista.pt
Lagoa/Carvoeiro / Central Algarve

Detached house in Caramujeira - Vale d'El Rei - Benagil, Lagoa e Carvoeiro

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
299 m²
Land Plot
2700 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 3.6% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score74
GradeB+
Brixfox Intelligence
74B+Strong
Score Breakdown
ROI & Yield81%
Capital Growth78%
Risk Profile75%
Market Demand74%

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
+9.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$456K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.6%
$5,394/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
27.7 yr
Rental only

Property details

Year built: 2023
Energy: B-
Condition: excellent

Description

For Sale – Impressive Four-Bedroom Contemporary Villa with Heated Pool Impressive, sustainable and architect-designed, this contemporary villa is a refined fusion of modern architecture and the authentic charm of an original farmhouse, resulting in a highly desirable and distinctive home (with a total constructed area

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$796/night
50% ($366)Brixfox estimate($796/night)200% ($1465)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$64,725
Airbnb data$796/night · 45% occupancy
Rental income
$796/night · 45% occ.
$130,508
Running costs (20%)
Utilities, cleaning, maintenance
-$26,102
Income tax (10%)
Indonesian rental income tax
-$36,542
Property tax
Annual property tax
-$3,139
Net income
3.6% ROI
$64,725

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$1,793,478
IMT (transfer tax, investment schedule)$134,511
Imposto de Selo (stamp duty)$14,348
Notary & registration$1,359
Legal / due diligence$26,902
Total acquisition costs$177,120
RenovationMove-in ready
Furnishing & STR launch
4bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$65,380
All-in investment$2,035,978

Gross yield (asking)

7.3%

True gross yield (all-in)

6.4%

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: $1.6M
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 21: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.0M
+22%
Rental Income
+$316K
Total Position
$2.3M
+41%
7.1%/yr
Year 10
Capital Value
$2.4M
+48%
Rental Income
+$683K
Total Position
$3.1M
+89%
6.6%/yr
Year 20
Capital Value
$3.6M
+119%
Rental Income
+$1.6M
Total Position
$5.2M
+216%
5.9%/yr
Year 30
Capital Value
$5.4M
+224%
Rental Income
+$2.8M
Total Position
$8.2M
+396%
5.5%/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
3.6% annual return
Occupancy
Weak
45% average occupancy
Nightly Rate
Strong
$733 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
2700 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $733 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 2700 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.6% 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%
$4,824/mo
40% occ.
4.4%
$6,519/mo
45% occ.
4.9%
$7,352/mo
current
55% occ.
6.1%
$9,047/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.