Detached house in Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro
Detached house in Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro — image 2Detached house in Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro — image 3Detached house in Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro — image 4Detached house in Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro — image 5
Grade B+villamid-range

Detached house in Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro

Lagoa/Carvoeiro · Central Algarve ·

€780,000

Asking Price (EUR)

3.3%

True Net Yield (Owner, all-in)

2.3%

True Net Yield (Managed, all-in)

5.0%

True Gross Yield

38%

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: €45,048/yr
Average Daily Rate: €329
Payback Period: 21.5 years
5-yr Capital Value: €1.0M
10-yr Capital Value: €1.2M
Brixfox Score: 66.4 / 100
Comparable Properties: 10
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.

€895,585

+14.8% over asking

Asking price€780,000
IMT — Property transfer tax (investment schedule)€46,800
IS — Stamp duty (0.8%)€6,240
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,700
Total acquisition costs€65,990
Renovation (est. €55/m² × 219 m²)
Light touch-ups — paint, fixtures, deep clean.		€12,045
(€6,570–€17,520)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€37,550
All-in investment (incl. renovation & furnishing)€895,585

Gross yield (asking price)

5.8%

True gross yield (all-in)

5.0%

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: 4
Bathrooms: 3
Building: 219 m²
Land: 2420 m²
Style: dated
Condition: good
Year Built: 2002
Energy Certificate: E
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AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

rooftop-terrace

Score Breakdown

ROI
14.93
Visual Appeal
8.2
Ownership Security
13
Location
10.56
Land & Space
12
Rental Demand
3.75
Payback Speed
1
STR Suitability
3

Description

For sale 4 bedroom villa with garage in Carvoeiro. Single storey, detached villa with a total constructed area of 219m2, built in 2002 and sits on a plot of 2,240m2 in a quiet location on the outskirts of Carvoeiro centre. VILLA This single storey villa with a total constructed area of 219m2 (189m2 + 30m2), comprises

Location

📍 37.1058°N, 8.4562°W

· Lagoa/Carvoeiro, Algarve, Portugal

View on Sampson Property →Also on Idealista.pt
Idealista.pt
Lagoa/Carvoeiro / Central Algarve

Detached house in Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro

Inventory
4 Beds
Bathrooms
3 Baths
Built Area
219 m²
Land Plot
2420 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 3.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score66
GradeB+
Brixfox Intelligence
66B+Strong
Score Breakdown
ROI & Yield73%
Capital Growth69%
Risk Profile68%
Market Demand66%

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
+9.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$215K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.8%
$2,715/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
26.0 yr
Rental only

Property details

Year built: 2002
Energy: E
Condition: good

Description

For sale 4 bedroom villa with garage in Carvoeiro. Single storey, detached villa with a total constructed area of 219m2, built in 2002 and sits on a plot of 2,240m2 in a quiet location on the outskirts of Carvoeiro centre. VILLA This single storey villa with a total constructed area of 219m2 (189m2 + 30m2), comprises

Income Breakdown

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Nightly Rate (ADR)
$478/night
50% ($220)Brixfox estimate($478/night)200% ($880)
Occupancy
38%
10%Brixfox estimate(38%)100%

Short-Term Rental

Yearly income
$32,574
Airbnb data$478/night · 38% occupancy
Rental income
$478/night · 38% occ.
$65,496
Running costs (20%)
Utilities, cleaning, maintenance
-$13,099
Income tax (10%)
Indonesian rental income tax
-$18,339
Property tax
Annual property tax
-$1,484
Net income
3.8% ROI
$32,574

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$847,826
IMT (transfer tax, investment schedule)$50,870
Imposto de Selo (stamp duty)$6,783
Notary & registration$1,359
Legal / due diligence$12,717
Total acquisition costs$71,728
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$13,092
($7,141–$19,043)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$38,641
All-in investment$971,288

Gross yield (asking)

7.7%

True gross yield (all-in)

6.7%

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.

$4.5M$3.4M$2.3M$1.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $780K
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 20: 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
$949K
+22%
Rental Income
+$159K
Total Position
$1.1M
+42%
7.3%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$344K
Total Position
$1.5M
+92%
6.7%/yr
Year 20
Capital Value
$1.7M
+119%
Rental Income
+$805K
Total Position
$2.5M
+222%
6.0%/yr
Year 30
Capital Value
$2.5M
+224%
Rental Income
+$1.4M
Total Position
$4.0M
+407%
5.6%/yr

Location

Lagoa/Carvoeiro

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.8% annual return
Occupancy
Weak
38% average occupancy
Nightly Rate
Strong
$440 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Strong
2420 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $440 — positioned in the top tier
Generous 2420 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 3.8% 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.
4.2%
$2,932/mo
40% occ.
5.6%
$3,951/mo
38% occ.
5.2%
$3,697/mo
current
48% occ.
6.7%
$4,716/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.