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

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

Lagoa/Carvoeiro · Central Algarve ·

€900,000

Asking Price (EUR)

5.6%

True Net Yield (Owner, all-in)

3.9%

True Net Yield (Managed, all-in)

8.7%

True Gross Yield

34%

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: €90,095/yr
Average Daily Rate: €734
Payback Period: 12.5 years
5-yr Capital Value: €1.2M
10-yr Capital Value: €1.4M
Brixfox Score: 74.4 / 100
Comparable Properties: 3
Data Confidence: 59%
Search Radius: 3 km

True Investment Cost

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

€1.0M

+15.6% over asking

Asking price€900,000
IMT — Property transfer tax (investment schedule)€54,000
IS — Stamp duty (0.8%)€7,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€13,500
Total acquisition costs€75,950
Renovation (est. €55/m² × 395 m²)
Light touch-ups — paint, fixtures, deep clean.		€21,725
(€11,850–€31,600)
Furnishing & STR launch (5bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€42,900
All-in investment (incl. renovation & furnishing)€1.0M

Gross yield (asking price)

10.0%

True gross yield (all-in)

8.7%

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: 395 m²
Land: 4150 m²
Style: portuguese-traditional
Condition: good
Year Built: 1986
Energy Certificate: D
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AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large outdoor terrace with garden viewtraditional fireplace with tiled detailsoutdoor hammocksmall decorative pond

Score Breakdown

ROI
20.1
Visual Appeal
9.4
Ownership Security
13
Location
10.56
Land & Space
12
Rental Demand
3.36
Payback Speed
3
STR Suitability
3

Description

Set on a generous 4.150 m² plot, this outstanding two-storey villa in Caramujeira, near Carvoeiro, blends traditional Algarvean architecture with exceptional contemporary comfort. The property offers complete privacy while remaining just minutes from some of the Algarve's most beautiful beaches. Built with premium mate

Location

📍 37.0940°N, 8.4720°W

· Lagoa/Carvoeiro, Algarve, Portugal

View on Fine & Country →Also on Idealista.pt
Idealista.pt
Lagoa/Carvoeiro / Central Algarve

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

Inventory
5 Beds
Bathrooms
4 Baths
Built Area
395 m²
Land Plot
4150 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 6.7% 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
+12.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$249K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.7%
$5,498/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
14.8 yr
Rental only

Property details

Year built: 1986
Energy: D
Condition: good

Description

Set on a generous 4.150 m² plot, this outstanding two-storey villa in Caramujeira, near Carvoeiro, blends traditional Algarvean architecture with exceptional contemporary comfort. The property offers complete privacy while remaining just minutes from some of the Algarve's most beautiful beaches. Built with premium mate

Income Breakdown

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Nightly Rate (ADR)
$1,060/night
50% ($488)Brixfox estimate($1,060/night)200% ($1951)
Occupancy
34%
10%Brixfox estimate(34%)100%

Short-Term Rental

Yearly income
$65,975
Airbnb data$1,060/night · 34% occupancy
Rental income
$1,060/night · 34% occ.
$130,166
Running costs (20%)
Utilities, cleaning, maintenance
-$26,033
Income tax (10%)
Indonesian rental income tax
-$36,447
Property tax
Annual property tax
-$1,712
Net income
6.7% ROI
$65,975

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$978,261
IMT (transfer tax, investment schedule)$58,696
Imposto de Selo (stamp duty)$7,826
Notary & registration$1,359
Legal / due diligence$14,674
Total acquisition costs$82,554
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$23,614
($12,880–$34,348)
Furnishing & STR launch
5bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$44,457
All-in investment$1,128,886

Gross yield (asking)

13.3%

True gross yield (all-in)

11.5%

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.

$6.7M$5.0M$3.3M$1.7M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $900K
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 13: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.1M
+22%
Rental Income
+$322K
Total Position
$1.4M
+57%
9.5%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$696K
Total Position
$2.0M
+125%
8.5%/yr
Year 20
Capital Value
$2.0M
+119%
Rental Income
+$1.6M
Total Position
$3.6M
+300%
7.2%/yr
Year 30
Capital Value
$2.9M
+224%
Rental Income
+$2.9M
Total Position
$5.8M
+545%
6.4%/yr

Location

Lagoa/Carvoeiro

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.7% annual return
Occupancy
Weak
34% average occupancy
Nightly Rate
Strong
$975 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Strong
4150 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $975 — positioned in the top tier
Generous 4150 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 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.
8.1%
$6,629/mo
40% occ.
10.9%
$8,886/mo
34% occ.
9.1%
$7,451/mo
current
44% occ.
11.9%
$9,708/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.