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

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

Lagoa/Carvoeiro · Central Algarve ·

€690,000

Asking Price (EUR)

4.2%

True Net Yield (Owner, all-in)

2.9%

True Net Yield (Managed, all-in)

6.4%

True Gross Yield

34%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% 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: €51,532/yr
Average Daily Rate: €411
Payback Period: 16.5 years
5-yr Capital Value: €906,650
10-yr Capital Value: €1.1M
Brixfox Score: 70.8 / 100
Comparable Properties: 10
Data Confidence: 74%
Search Radius: 2 km

True Investment Cost

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

€800,285

+16.0% over asking

Asking price€690,000
IMT — Property transfer tax (investment schedule)€41,400
IS — Stamp duty (0.8%)€5,520
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€10,350
Total acquisition costs€58,520
Renovation (est. €55/m² × 213 m²)
Light touch-ups — paint, fixtures, deep clean.		€11,715
(€6,390–€17,040)
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)€800,285

Gross yield (asking price)

7.5%

True gross yield (all-in)

6.4%

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: 5
Building: 213 m²
Land: 400 m²
Style: portuguese-traditional
Condition: good
Year Built: 2007
Energy Certificate: C
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

private pooltraditional Portuguese architectureoutdoor dining area

Score Breakdown

ROI
17.1
Visual Appeal
12.8
Ownership Security
13
Location
10.56
Land & Space
8.9
Rental Demand
3.43
Payback Speed
2
STR Suitability
3

Description

This villa is located in an urbanisation less than 2 km from the beach and the picturesque town of Carvoeiro and Lagoa. The property has a plot of 400 m2. The house is in perfect condition and has 2 floors. On the ground floor we find a pleasant entrance hall. In this hall there is a toilete. We then follow through the

Location

📍 37.1103°N, 8.4699°W

· Lagoa/Carvoeiro, Algarve, Portugal

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Idealista.pt
Lagoa/Carvoeiro / Central Algarve

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

Inventory
4 Beds
Bathrooms
5 Baths
Built Area
213 m²
Land Plot
400 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 5.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score71
GradeB+
Brixfox Intelligence
71B+Strong
Score Breakdown
ROI & Yield78%
Capital Growth75%
Risk Profile72%
Market Demand71%

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
+10.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$191K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.1%
$3,160/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
19.8 yr
Rental only

Property details

Year built: 2007
Energy: C
Condition: good

Description

This villa is located in an urbanisation less than 2 km from the beach and the picturesque town of Carvoeiro and Lagoa. The property has a plot of 400 m2. The house is in perfect condition and has 2 floors. On the ground floor we find a pleasant entrance hall. In this hall there is a toilete. We then follow through the

Income Breakdown

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Nightly Rate (ADR)
$602/night
50% ($277)Brixfox estimate($602/night)200% ($1108)
Occupancy
34%
10%Brixfox estimate(34%)100%

Short-Term Rental

Yearly income
$37,919
Airbnb data$602/night · 34% occupancy
Rental income
$602/night · 34% occ.
$75,446
Running costs (20%)
Utilities, cleaning, maintenance
-$15,089
Income tax (10%)
Indonesian rental income tax
-$21,125
Property tax
Annual property tax
-$1,312
Net income
5.1% ROI
$37,919

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$750,000
IMT (transfer tax, investment schedule)$45,000
Imposto de Selo (stamp duty)$6,000
Notary & registration$1,359
Legal / due diligence$11,250
Total acquisition costs$63,609
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$12,734
($6,946–$18,522)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$41,359
All-in investment$867,701

Gross yield (asking)

10.1%

True gross yield (all-in)

8.7%

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$2.2M$1.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $690K
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 16: 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
$839K
+22%
Rental Income
+$185K
Total Position
$1.0M
+49%
8.2%/yr
Year 10
Capital Value
$1.0M
+48%
Rental Income
+$400K
Total Position
$1.4M
+106%
7.5%/yr
Year 20
Capital Value
$1.5M
+119%
Rental Income
+$937K
Total Position
$2.4M
+255%
6.5%/yr
Year 30
Capital Value
$2.2M
+224%
Rental Income
+$1.7M
Total Position
$3.9M
+465%
5.9%/yr

Location

Lagoa/Carvoeiro

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.1% annual return
Occupancy
Weak
34% average occupancy
Nightly Rate
Strong
$554 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Good
400 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $554 — 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 34% — factor in seasonal gaps

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

30% occ.
6.0%
$3,738/mo
40% occ.
8.0%
$5,020/mo
34% occ.
6.9%
$4,292/mo
current
44% occ.
8.9%
$5,574/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.