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

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

Lagoa/Carvoeiro · Central Algarve ·

€1.9M

Asking Price (EUR)

3.0%

True Net Yield (Owner, all-in)

2.0%

True Net Yield (Managed, all-in)

4.5%

True Gross Yield

58%

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: €100,123/yr
Average Daily Rate: €472
Payback Period: 24.3 years
5-yr Capital Value: €2.6M
10-yr Capital Value: €3.1M
Brixfox Score: 73.7 / 100
Comparable Properties: 6
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.

€2.2M

+13.1% over asking

Asking price€1.9M
IMT — Property transfer tax (investment schedule)€146,250
IS — Stamp duty (0.8%)€15,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€29,250
Total acquisition costs€192,350
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)€2.2M

Gross yield (asking price)

5.1%

True gross yield (all-in)

4.5%

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: 290 m²
Land: 6520 m²
Style: portuguese-traditional
Condition: excellent
Year Built: 1995
Energy Certificate: D
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large private gardenmultiple outdoor lounging areasspacious open-plan livingtraditional terracotta flooringexposed beam ceilings

Score Breakdown

ROI
14.1
Visual Appeal
14.2
Ownership Security
13
Location
10.56
Land & Space
12
Rental Demand
5.82
Payback Speed
1
STR Suitability
3

Description

Perfect opportunity to purchase a charming 3 bed villa with country and see views, guest studio, heated pool, mature gardens, located in a prestigious area between Carvoeiro and Caramujeira. This property is within a few minutes' walk (15-20) to Marinha and Benagil beach and only a short drive (5 to 10min) to other A

Location

📍 37.0940°N, 8.4720°W

· Lagoa/Carvoeiro, Algarve, Portugal

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Idealista.pt
Lagoa/Carvoeiro / Central Algarve

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

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
290 m²
Land Plot
6520 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 3.4% 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
+8.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$539K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.4%
$5,960/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
29.6 yr
Rental only

Property details

Year built: 1995
Energy: D
Condition: excellent

Description

Perfect opportunity to purchase a charming 3 bed villa with country and see views, guest studio, heated pool, mature gardens, located in a prestigious area between Carvoeiro and Caramujeira. This property is within a few minutes' walk (15-20) to Marinha and Benagil beach and only a short drive (5 to 10min) to other A

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$681/night
50% ($313)Brixfox estimate($681/night)200% ($1254)
Occupancy
58%
10%Brixfox estimate(58%)100%

Short-Term Rental

Yearly income
$71,514
Airbnb data$681/night · 58% occupancy
Rental income
$681/night · 58% occ.
$144,661
Running costs (20%)
Utilities, cleaning, maintenance
-$28,932
Income tax (10%)
Indonesian rental income tax
-$40,505
Property tax
Annual property tax
-$3,709
Net income
3.4% ROI
$71,514

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$2,119,565
IMT (transfer tax, investment schedule)$158,967
Imposto de Selo (stamp duty)$16,957
Notary & registration$1,359
Legal / due diligence$31,793
Total acquisition costs$209,076
RenovationMove-in ready
Furnishing & STR launch
4bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$65,380
All-in investment$2,394,022

Gross yield (asking)

6.8%

True gross yield (all-in)

6.0%

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.

$10.9M$8.2M$5.4M$2.7M$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 22: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.4M
+22%
Rental Income
+$349K
Total Position
$2.7M
+40%
6.9%/yr
Year 10
Capital Value
$2.9M
+48%
Rental Income
+$754K
Total Position
$3.6M
+87%
6.4%/yr
Year 20
Capital Value
$4.3M
+119%
Rental Income
+$1.8M
Total Position
$6.0M
+210%
5.8%/yr
Year 30
Capital Value
$6.3M
+224%
Rental Income
+$3.1M
Total Position
$9.5M
+385%
5.4%/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
3.4% annual return
Occupancy
Average
58% average occupancy
Nightly Rate
Strong
$627 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
6520 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $627 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 6520 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.4% 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

38% occ.
3.0%
$5,228/mo
48% occ.
3.8%
$6,679/mo
58% occ.
4.6%
$8,130/mo
current
68% occ.
5.4%
$9,580/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.