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

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

Lagoa/Carvoeiro · Central Algarve ·

€595,000

Asking Price (EUR)

5.4%

True Net Yield (Owner, all-in)

3.8%

True Net Yield (Managed, all-in)

8.3%

True Gross Yield

48%

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: €57,388/yr
Average Daily Rate: €330
-10.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), No pool (-12%)
Payback Period: 13.0 years
5-yr Capital Value: €781,821
10-yr Capital Value: €951,205
Brixfox Score: 68.8 / 100
Comparable Properties: 17
Data Confidence: 87%
Search Radius: 2 km

True Investment Cost

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

€688,565

+15.7% over asking

Asking price€595,000
IMT — Property transfer tax (investment schedule)€35,430
IS — Stamp duty (0.8%)€4,760
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,925
Total acquisition costs€50,365
Renovation (est. €55/m² × 200 m²)
Light touch-ups — paint, fixtures, deep clean.		€11,000
(€6,000–€16,000)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,200
All-in investment (incl. renovation & furnishing)€688,565

Gross yield (asking price)

9.6%

True gross yield (all-in)

8.3%

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: 3
Bathrooms: 3
Building: 200 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: C

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

stone-clad fireplace with stovetraditional tiled flooringexterior stone detailing

Score Breakdown

ROI
19.66
Visual Appeal
8.8
Ownership Security
13
Location
10.56
Land & Space
6
Rental Demand
4.76
Payback Speed
3
STR Suitability
3

Description

Detached House for Sale Description Located in a well-established residential area, this detached house sits on a 400 m² plot and offers 200 m² of gross area and 133 m² of usable living space, laid out in a practical and welcoming way. With three bedrooms and three bathrooms, the property is in good condition, making

Location

📍 37.0940°N, 8.4720°W

· Lagoa/Carvoeiro, Algarve, Portugal

View on ERA Portimão/Praia da Rocha →Also on Idealista.pt
Idealista.pt
Lagoa/Carvoeiro / Central Algarve

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

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
200 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 6.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score69
GradeB+
Brixfox Intelligence
69B+Strong
Score Breakdown
ROI & Yield76%
Capital Growth72%
Risk Profile71%
Market Demand69%

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
+12.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$164K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.5%
$3,498/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
15.4 yr
Rental only

Property details

Energy: C
Condition: good

Description

Detached House for Sale Description Located in a well-established residential area, this detached house sits on a 400 m² plot and offers 200 m² of gross area and 133 m² of usable living space, laid out in a practical and welcoming way. With three bedrooms and three bathrooms, the property is in good condition, making

Income Breakdown

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Nightly Rate (ADR)
$477/night
50% ($220)Brixfox estimate($477/night)200% ($879)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$41,980
Airbnb data$477/night · 48% occupancy
Rental income
$477/night · 48% occ.
$82,908
Running costs (20%)
Utilities, cleaning, maintenance
-$16,582
Income tax (10%)
Indonesian rental income tax
-$23,214
Property tax
Annual property tax
-$1,132
Net income
6.5% ROI
$41,980

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$646,739
IMT (transfer tax, investment schedule)$38,511
Imposto de Selo (stamp duty)$5,174
Notary & registration$1,359
Legal / due diligence$9,701
Total acquisition costs$54,745
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$11,957
($6,522–$17,391)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$746,266

Gross yield (asking)

12.8%

True gross yield (all-in)

11.1%

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.

$4.3M$3.2M$2.2M$1.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $595K
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 13: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$724K
+22%
Rental Income
+$205K
Total Position
$929K
+56%
9.3%/yr
Year 10
Capital Value
$881K
+48%
Rental Income
+$443K
Total Position
$1.3M
+122%
8.3%/yr
Year 20
Capital Value
$1.3M
+119%
Rental Income
+$1.0M
Total Position
$2.3M
+294%
7.1%/yr
Year 30
Capital Value
$1.9M
+224%
Rental Income
+$1.8M
Total Position
$3.8M
+533%
6.3%/yr

Location

Lagoa/Carvoeiro

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.5% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Strong
$439 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $439 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 48% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
5.5%
$2,955/mo
40% occ.
7.4%
$3,972/mo
48% occ.
8.8%
$4,742/mo
current
58% occ.
10.7%
$5,759/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.