Detached house in Urbanização da Passagem, Centro de Parchal, Estômbar e Parchal
Detached house in Urbanização da Passagem, Centro de Parchal, Estômbar e Parchal — image 2Detached house in Urbanização da Passagem, Centro de Parchal, Estômbar e Parchal — image 3Detached house in Urbanização da Passagem, Centro de Parchal, Estômbar e Parchal — image 4Detached house in Urbanização da Passagem, Centro de Parchal, Estômbar e Parchal — image 5
Grade B+villabudget

Detached house in Urbanização da Passagem, Centro de Parchal, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve ·

€699,999

Asking Price (EUR)

3.4%

True Net Yield (Owner, all-in)

2.3%

True Net Yield (Managed, all-in)

5.2%

True Gross Yield

44%

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: €53,874/yr
Average Daily Rate: €333
-12.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), No pool (-12%), Has view (+10%), Budget finish (-12%)
Payback Period: 16.2 years
5-yr Capital Value: €919,790
10-yr Capital Value: €1.1M
Brixfox Score: 67.2 / 100
Comparable Properties: 17
Data Confidence: 71%
Search Radius: 6 km

True Investment Cost

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

€1.0M

+48.6% over asking

Asking price€699,999
IMT — Property transfer tax (investment schedule)€42,000
IS — Stamp duty (0.8%)€5,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€10,500
Total acquisition costs€59,350
Renovation (est. €900/m² × 280 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€252,000
(€196,000–€308,000)
Furnishing & STR launch (5bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€28,900
All-in investment (incl. renovation & furnishing)€1.0M

Gross yield (asking price)

7.7%

True gross yield (all-in)

5.2%

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: 5
Bathrooms: 4
Building: 280 m²
Land: 615 m²
Style: portuguese-traditional
Condition: needs-renovation
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

fireplacelarge terrace

Score Breakdown

ROI
17.25
Visual Appeal
8.2
Ownership Security
13
Location
8.4
Land & Space
10.93
Rental Demand
4.43
Payback Speed
2
STR Suitability
3

Description

We are pleased to present this villa in need of renovation, situated in a quiet and sought-after area of Ferragudo, in the municipality of Lagoa. Set on a generous plot of 615 m² and with a total floor area of 280 m², this property offers enormous potential for renovation and enhancement. The villa features 5 bedrooms,

Location

📍 37.1510°N, 8.4910°W

· Lagoa/Carvoeiro, Algarve, Portugal

View on Vista Plaza →Also on Idealista.pt
Idealista.pt
Lagoa/Carvoeiro / Central Algarve

Detached house in Urbanização da Passagem, Centro de Parchal, Estômbar e Parchal

Inventory
5 Beds
Bathrooms
4 Baths
Built Area
280 m²
Land Plot
615 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 Score67
GradeB+
Brixfox Intelligence
67B+Strong
Score Breakdown
ROI & Yield74%
Capital Growth70%
Risk Profile69%
Market Demand67%

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
+10.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$193K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.1%
$3,262/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
19.4 yr
Rental only

Property details

Energy: D
Condition: needs-renovation

Description

We are pleased to present this villa in need of renovation, situated in a quiet and sought-after area of Ferragudo, in the municipality of Lagoa. Set on a generous plot of 615 m² and with a total floor area of 280 m², this property offers enormous potential for renovation and enhancement. The villa features 5 bedrooms,

Income Breakdown

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Nightly Rate (ADR)
$481/night
50% ($221)Brixfox estimate($481/night)200% ($886)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$39,139
Airbnb data$481/night · 44% occupancy
Rental income
$481/night · 44% occ.
$77,828
Running costs (20%)
Utilities, cleaning, maintenance
-$15,566
Income tax (10%)
Indonesian rental income tax
-$21,792
Property tax
Annual property tax
-$1,332
Net income
5.1% ROI
$39,139

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$760,868
IMT (transfer tax, investment schedule)$45,652
Imposto de Selo (stamp duty)$6,087
Notary & registration$1,359
Legal / due diligence$11,413
Total acquisition costs$64,511
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$273,913
($213,043–$334,783)
Furnishing & STR launch
5bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$29,239
All-in investment$1,128,532

Gross yield (asking)

10.2%

True gross yield (all-in)

6.9%

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.

$4.6M$3.4M$2.3M$1.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $700K
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
$852K
+22%
Rental Income
+$191K
Total Position
$1.0M
+49%
8.3%/yr
Year 10
Capital Value
$1.0M
+48%
Rental Income
+$413K
Total Position
$1.4M
+107%
7.5%/yr
Year 20
Capital Value
$1.5M
+119%
Rental Income
+$968K
Total Position
$2.5M
+257%
6.6%/yr
Year 30
Capital Value
$2.3M
+224%
Rental Income
+$1.7M
Total Position
$4.0M
+469%
6.0%/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
44% average occupancy
Nightly Rate
Strong
$443 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Strong
615 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $443 — positioned in the top tier
Generous 615 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 44% — 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.
4.7%
$2,965/mo
40% occ.
6.3%
$3,990/mo
44% occ.
7.0%
$4,430/mo
current
54% occ.
8.6%
$5,455/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.