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 Bvillamid-range

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

Lagoa/Carvoeiro · Central Algarve ·

€1.9M

Asking Price (EUR)

1.9%

True Net Yield (Owner, all-in)

1.3%

True Net Yield (Managed, all-in)

3.0%

True Gross Yield

33%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 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: €63,542/yr
Average Daily Rate: €525
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 37.1 years
5-yr Capital Value: €2.5M
10-yr Capital Value: €3.0M
Brixfox Score: 63.5 / 100
Comparable Properties: 5
Data Confidence: 64%
Search Radius: 3 km

True Investment Cost

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

€2.1M

+13.1% over asking

Asking price€1.9M
IMT — Property transfer tax (investment schedule)€141,750
IS — Stamp duty (0.8%)€15,120
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€28,350
Total acquisition costs€186,470
Renovation (est. €55/m² × 292 m²)
Light touch-ups — paint, fixtures, deep clean.		€16,060
(€8,760–€23,360)
Furnishing & STR launch (5bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€45,400
All-in investment (incl. renovation & furnishing)€2.1M

Gross yield (asking price)

3.4%

True gross yield (all-in)

3.0%

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: 4
Building: 292 m²
Land: 9140 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: D
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

multiple independent living unitsrural tourism project potentialprivate estate with gated entranceterraced pool area

Score Breakdown

ROI
10.84
Visual Appeal
10.8
Ownership Security
13
Location
10.56
Land & Space
12
Rental Demand
3.31
Payback Speed
0
STR Suitability
3

Description

Exceptional Property with Rural Tourism Project - A Rare Opportunity in the Algarve Set on a 9,140 sqm plot, discover a unique property fully reimagined with precision and deep respect for its authentic character. The main house, fully renovated (new roof scheduled within the next two months), offers: - 3+1 bedrooms -

Location

📍 37.1090°N, 8.4197°W

· Lagoa/Carvoeiro, Algarve, Portugal

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Lagoa/Carvoeiro / Central Algarve

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

Inventory
5 Beds
Bathrooms
4 Baths
Built Area
292 m²
Land Plot
9140 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 2.2% net return annually.

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The Investment

Brixfox Score64
GradeB
Brixfox Intelligence
64BStrong
Score Breakdown
ROI & Yield70%
Capital Growth67%
Risk Profile66%
Market Demand64%

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
+7.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$522K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.2%
$3,687/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
46.4 yr
Rental only

Property details

Energy: D
Condition: good

Description

Exceptional Property with Rural Tourism Project - A Rare Opportunity in the Algarve Set on a 9,140 sqm plot, discover a unique property fully reimagined with precision and deep respect for its authentic character. The main house, fully renovated (new roof scheduled within the next two months), offers: - 3+1 bedrooms -

Income Breakdown

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Nightly Rate (ADR)
$761/night
50% ($350)Brixfox estimate($761/night)200% ($1400)
Occupancy
33%
10%Brixfox estimate(33%)100%

Short-Term Rental

Yearly income
$44,238
Airbnb data$761/night · 33% occupancy
Rental income
$761/night · 33% occ.
$91,987
Running costs (20%)
Utilities, cleaning, maintenance
-$18,397
Income tax (10%)
Indonesian rental income tax
-$25,756
Property tax
Annual property tax
-$3,595
Net income
2.2% ROI
$44,238

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$2,054,348
IMT (transfer tax, investment schedule)$154,076
Imposto de Selo (stamp duty)$16,435
Notary & registration$1,359
Legal / due diligence$30,815
Total acquisition costs$202,685
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$17,457
($9,522–$25,391)
Furnishing & STR launch
5bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$47,174
All-in investment$2,321,663

Gross yield (asking)

4.5%

True gross yield (all-in)

4.0%

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$4.6M$2.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.9M
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 30: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.3M
+22%
Rental Income
+$216K
Total Position
$2.5M
+33%
5.9%/yr
Year 10
Capital Value
$2.8M
+48%
Rental Income
+$467K
Total Position
$3.3M
+73%
5.6%/yr
Year 20
Capital Value
$4.1M
+119%
Rental Income
+$1.1M
Total Position
$5.2M
+177%
5.2%/yr
Year 30
Capital Value
$6.1M
+224%
Rental Income
+$1.9M
Total Position
$8.1M
+327%
5.0%/yr

Location

Lagoa/Carvoeiro

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.2% annual return
Occupancy
Weak
33% average occupancy
Nightly Rate
Strong
$700 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
9140 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $700 — positioned in the top tier
Generous 9140 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.2% 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.
2.7%
$4,559/mo
40% occ.
3.6%
$6,179/mo
33% occ.
3.0%
$5,066/mo
current
43% occ.
3.9%
$6,686/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.