Terraced house in Vila de Estômbar - Fontes, Estômbar e Parchal
Terraced house in Vila de Estômbar - Fontes, Estômbar e Parchal — image 2Terraced house in Vila de Estômbar - Fontes, Estômbar e Parchal — image 3Terraced house in Vila de Estômbar - Fontes, Estômbar e Parchal — image 4Terraced house in Vila de Estômbar - Fontes, Estômbar e Parchal — image 5
Grade B+villamid-range

Terraced house in Vila de Estômbar - Fontes, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve ·

€525,000

Asking Price (EUR)

6.0%

True Net Yield (Owner, all-in)

4.2%

True Net Yield (Managed, all-in)

9.3%

True Gross Yield

42%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.6 months ago and is currently at 13% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €55,690/yr
Average Daily Rate: €360
Payback Period: 11.6 years
5-yr Capital Value: €689,842
10-yr Capital Value: €839,299
Brixfox Score: 69.7 / 100
Comparable Properties: 14
Data Confidence: 69%
Search Radius: 4 km

True Investment Cost

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

€600,355

+14.4% over asking

Asking price€525,000
IMT — Property transfer tax (investment schedule)€29,830
IS — Stamp duty (0.8%)€4,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,875
Total acquisition costs€43,155
Renovation€0 — move-in ready
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)€600,355

Gross yield (asking price)

10.6%

True gross yield (all-in)

9.3%

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: 4
Building: 207 m²
Style: contemporary
Condition: excellent
Year Built: 2005
Energy Certificate: D
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AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

recessed lightingtray ceilingsbalcony

Score Breakdown

ROI
21.07
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
4.24
Payback Speed
4
STR Suitability
3

Description

This charming 3-bedroom townhouse is located in the Boca do Rio development in Estombar, in the parish of Lagoa. With a generous internal area of 204 sqm, it stands out for its contemporary and functional design. Upon entering the residence, you can enjoy a spacious environment spread over three floors, providing a se

Location

📍 37.1442°N, 8.4860°W

· Lagoa/Carvoeiro, Algarve, Portugal

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Idealista.pt
Lagoa/Carvoeiro / Central Algarve

Terraced house in Vila de Estômbar - Fontes, Estômbar e Parchal

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

Grade B+ investment — short-term rental yields 7.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score70
GradeB+
Brixfox Intelligence
70B+Strong
Score Breakdown
ROI & Yield77%
Capital Growth74%
Risk Profile72%
Market Demand70%

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
+12.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$145K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.3%
$3,466/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
13.7 yr
Rental only

Property details

Year built: 2005
Energy: D
Condition: excellent

Description

This charming 3-bedroom townhouse is located in the Boca do Rio development in Estombar, in the parish of Lagoa. With a generous internal area of 204 sqm, it stands out for its contemporary and functional design. Upon entering the residence, you can enjoy a spacious environment spread over three floors, providing a se

Income Breakdown

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Nightly Rate (ADR)
$530/night
50% ($244)Brixfox estimate($530/night)200% ($975)
Occupancy
42%
10%Brixfox estimate(42%)100%

Short-Term Rental

Yearly income
$41,594
Airbnb data$530/night · 42% occupancy
Rental income
$530/night · 42% occ.
$81,910
Running costs (20%)
Utilities, cleaning, maintenance
-$16,382
Income tax (10%)
Indonesian rental income tax
-$22,935
Property tax
Annual property tax
-$999
Net income
7.3% ROI
$41,594

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$570,652
IMT (transfer tax, investment schedule)$32,424
Imposto de Selo (stamp duty)$4,565
Notary & registration$1,359
Legal / due diligence$8,560
Total acquisition costs$46,908
RenovationMove-in ready
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$650,386

Gross yield (asking)

14.4%

True gross yield (all-in)

12.6%

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.

$4.1M$3.0M$2.0M$1.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $525K
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 12: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$639K
+22%
Rental Income
+$203K
Total Position
$842K
+60%
9.9%/yr
Year 10
Capital Value
$777K
+48%
Rental Income
+$439K
Total Position
$1.2M
+132%
8.8%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$1.0M
Total Position
$2.2M
+315%
7.4%/yr
Year 30
Capital Value
$1.7M
+224%
Rental Income
+$1.8M
Total Position
$3.5M
+571%
6.6%/yr

Location

Lagoa/Carvoeiro

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.3% annual return
Occupancy
Weak
42% average occupancy
Nightly Rate
Strong
$487 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $487 — 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 42% — 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.
6.9%
$3,301/mo
40% occ.
9.3%
$4,429/mo
42% occ.
9.9%
$4,695/mo
current
52% occ.
12.2%
$5,823/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.