Detached house in Em1154, Caramujeira - Vale d'El Rei - Benagil, Lagoa e Carvoeiro
Detached house in Em1154, Caramujeira - Vale d'El Rei - Benagil, Lagoa e Carvoeiro — image 2Detached house in Em1154, Caramujeira - Vale d'El Rei - Benagil, Lagoa e Carvoeiro — image 3Detached house in Em1154, Caramujeira - Vale d'El Rei - Benagil, Lagoa e Carvoeiro — image 4Detached house in Em1154, Caramujeira - Vale d'El Rei - Benagil, Lagoa e Carvoeiro — image 5
Grade B+villamid-range

Detached house in Em1154, Caramujeira - Vale d'El Rei - Benagil, Lagoa e Carvoeiro

Lagoa/Carvoeiro · Central Algarve ·

€1.1M

Asking Price (EUR)

5.9%

True Net Yield (Owner, all-in)

4.2%

True Net Yield (Managed, all-in)

7.4%

True Gross Yield

67%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.2 months ago and is currently at 19% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.76, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €95,946/yr
Average Daily Rate: €393
Payback Period: 22.3 years
5-yr Capital Value: €1.3M
10-yr Capital Value: €1.5M
Brixfox Score: 74.6 / 100
Comparable Properties: 5
Data Confidence: 75%
Search Radius: 2 km

True Investment Cost

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

€1.3M

+13.4% over asking

Asking price€1.1M
IMT — Property transfer tax (investment schedule)€86,175
IS — Stamp duty (0.8%)€9,192
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€17,235
Total acquisition costs€113,852
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€40,050
All-in investment (incl. renovation & furnishing)€1.3M

Gross yield (asking price)

8.3%

True gross yield (all-in)

7.4%

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: 4
Bathrooms: 3
Building: 240 m²
Land: 500 m²
Style: contemporary
Condition: excellent
Year Built: 2025
Energy Certificate: In process
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

curved exterior wallsmosaic tiled pooloutdoor dining pergola

Score Breakdown

ROI
16.44
Visual Appeal
10
Ownership Security
13
Location
10.56
Land & Space
10.78
Rental Demand
6.84
Payback Speed
3
STR Suitability
4

Description

FAMILY-FOCUSED LUXURY VILLA NEAR PRAIA DA MARINHA & NOBEL INTERNATIONAL SCHOOL This Villa is designed for families who want to settle in the Algarve with comfort, privacy, and long-term peace of mind. Located in Caramujeira, just minutes from the Nobel International School Algarve and a short walk from the iconic Pra

Location

📍 37.0940°N, 8.4720°W

· Lagoa/Carvoeiro, Algarve, Portugal

View on Lux Home Algarve →Also on Idealista.pt
Detached house in Em1154, Caramujeira - Vale d'El Rei - Benagil, Lagoa e Carvoeiro
Idealista.pt
Source verified

Detached house in Em1154, Caramujeira - Vale d'El Rei - Benagil, Lagoa e Carvoeiro

Lagoa/Carvoeiro · Central Algarve · Freehold · Ref BF-4225
Ownership
Freehold
Bedrooms
4
Bathrooms
3
Built area
240 m²
Land
500 m²
True net yield
4.5%
≈ $8,676/mo net after costs & tax
Brixfox Score 75 · B+

Property details

Year built: 2025
Energy: In process
Condition: excellent

Description

FAMILY-FOCUSED LUXURY VILLA NEAR PRAIA DA MARINHA & NOBEL INTERNATIONAL SCHOOL This Villa is designed for families who want to settle in the Algarve with comfort, privacy, and long-term peace of mind. Located in Caramujeira, just minutes from the Nobel International School Algarve and a short walk from the iconic Pra

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

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Nightly Rate (ADR)
$565/night
50% ($260)Brixfox estimate($565/night)200% ($1040)
Occupancy
68%
10%Brixfox estimate(68%)100%

Short-Term Rental

Yearly income
$67,884
Airbnb data$565/night · 68% occupancy
Rental income
$565/night · 68% occ.
$130,547
Running costs (20%)
Utilities, cleaning, maintenance
-$26,109
Income tax (10%)
Indonesian rental income tax
-$36,553
Property tax
Annual property tax
-$0
Net income
5.4% ROI
$67,884

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

Airbnb Comp Analysis

No nearby Airbnb listings found

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

4.5%

Based on area comps — this property's exact location is unconfirmed

Scenario
Pre-tax
After-tax
Owner-managed
7.5%
6.6%
Fully-managed
5.3%
4.5%
After-tax nets ~28% non-resident IRS on AL income (simplified regime). Yields are on the all-in acquisition cost, not the asking price.

Gross Yield

9.4%

Annual Revenue

$130,547

Income Tax / yr

$11,423

Payback

22 yrs

True All-In Cost
Asking price$1,248,913
IMT — transfer tax (non-resident 7.5%)$93,668
Stamp duty (0.8%)$9,991
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$1,395,290

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagoa/Carvoeiro.

$7.7M$5.8M$3.9M$1.9M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.1M
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 15: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.4M
+22%
Rental Income
+$332K
Total Position
$1.7M
+51%
8.5%/yr
Year 10
Capital Value
$1.7M
+48%
Rental Income
+$716K
Total Position
$2.4M
+110%
7.7%/yr
Year 20
Capital Value
$2.5M
+119%
Rental Income
+$1.7M
Total Position
$4.2M
+265%
6.7%/yr
Year 30
Capital Value
$3.7M
+224%
Rental Income
+$3.0M
Total Position
$6.7M
+483%
6.1%/yr

Location

Lagoa/Carvoeiro

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.4% annual return
Occupancy
Good
68% average occupancy
Nightly Rate
Strong
$520 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Good
500 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $520 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
STR zoning not confirmed — verify before purchasing for short-term rental use

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

48% occ.
5.6%
$5,819/mo
58% occ.
6.7%
$7,022/mo
68% occ.
7.9%
$8,224/mo
current
78% occ.
9.1%
$9,427/mo

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Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Market factors in Portugal may impact actual yields.

Asking price · Freehold
$1,248,913
4.5%
Net yield
View original listing
Source verified · Idealista.pt · listed 2 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.