Detached house in Rua dos Moínhos, Centro de Carvoeiro, Lagoa e Carvoeiro
Detached house in Rua dos Moínhos, Centro de Carvoeiro, Lagoa e Carvoeiro — image 2Detached house in Rua dos Moínhos, Centro de Carvoeiro, Lagoa e Carvoeiro — image 3Detached house in Rua dos Moínhos, Centro de Carvoeiro, Lagoa e Carvoeiro — image 4Detached house in Rua dos Moínhos, Centro de Carvoeiro, Lagoa e Carvoeiro — image 5
Grade B+villaluxury

Detached house in Rua dos Moínhos, Centro de Carvoeiro, Lagoa e Carvoeiro

Lagoa/Carvoeiro · Central Algarve ·

€2.4M

Asking Price (EUR)

2.1%

True Net Yield (Owner, all-in)

1.5%

True Net Yield (Managed, all-in)

3.3%

True Gross Yield

42%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 months ago and is currently at 18% 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: €87,964/yr
Average Daily Rate: €572
Payback Period: 34.0 years
5-yr Capital Value: €3.1M
10-yr Capital Value: €3.8M
Brixfox Score: 69.6 / 100
Comparable Properties: 10
Data Confidence: 82%
Search Radius: 2 km

True Investment Cost

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

€2.7M

+12.4% over asking

Asking price€2.4M
IMT — Property transfer tax (investment schedule)€179,625
IS — Stamp duty (0.8%)€19,160
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€35,925
Total acquisition costs€235,960
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)€2.7M

Gross yield (asking price)

3.7%

True gross yield (all-in)

3.3%

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: 4
Bathrooms: 4
Building: 540 m²
Land: 2170 m²
Style: modern
Condition: excellent
Year Built: 2021
Energy Certificate: A+
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity-edge poollarge glass sliding doorsmultiple outdoor living areasmodern white facadelandscaped garden

Score Breakdown

ROI
11.18
Visual Appeal
15.6
Ownership Security
13
Location
10.56
Land & Space
12
Rental Demand
4.21
Payback Speed
0
STR Suitability
3

Description

This beautiful detached villais located in Carvoeiro, in a cul de sac. Recently built in a modern design and decorated with style, this property offers a great family home. Upon entering the villa, you are welcomed by a spaciousliving room with large windows and double height ceilings. Two black framed windows show thr

Location

📍 37.0940°N, 8.4720°W

· Lagoa/Carvoeiro, Algarve, Portugal

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Idealista.pt
Lagoa/Carvoeiro / Central Algarve

Detached house in Rua dos Moínhos, Centro de Carvoeiro, Lagoa e Carvoeiro

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
540 m²
Land Plot
2170 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 2.4% 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
+7.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$662K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.4%
$5,125/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
42.3 yr
Rental only

Property details

Year built: 2021
Energy: A+
Condition: excellent

Description

This beautiful detached villais located in Carvoeiro, in a cul de sac. Recently built in a modern design and decorated with style, this property offers a great family home. Upon entering the villa, you are welcomed by a spaciousliving room with large windows and double height ceilings. Two black framed windows show thr

Income Breakdown

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Nightly Rate (ADR)
$826/night
50% ($380)Brixfox estimate($826/night)200% ($1520)
Occupancy
42%
10%Brixfox estimate(42%)100%

Short-Term Rental

Yearly income
$61,497
Airbnb data$826/night · 42% occupancy
Rental income
$826/night · 42% occ.
$127,025
Running costs (20%)
Utilities, cleaning, maintenance
-$25,405
Income tax (10%)
Indonesian rental income tax
-$35,567
Property tax
Annual property tax
-$4,556
Net income
2.4% ROI
$61,497

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$2,603,261
IMT (transfer tax, investment schedule)$195,245
Imposto de Selo (stamp duty)$20,826
Notary & registration$1,359
Legal / due diligence$39,049
Total acquisition costs$256,478
RenovationMove-in ready
Furnishing & STR launch
4bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$65,380
All-in investment$2,925,120

Gross yield (asking)

4.9%

True gross yield (all-in)

4.3%

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.

$12.0M$9.0M$6.0M$3.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $2.4M
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 28: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.9M
+22%
Rental Income
+$300K
Total Position
$3.2M
+34%
6.1%/yr
Year 10
Capital Value
$3.5M
+48%
Rental Income
+$649K
Total Position
$4.2M
+75%
5.8%/yr
Year 20
Capital Value
$5.2M
+119%
Rental Income
+$1.5M
Total Position
$6.8M
+183%
5.3%/yr
Year 30
Capital Value
$7.8M
+224%
Rental Income
+$2.7M
Total Position
$10.5M
+337%
5.0%/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
Weak
2.4% annual return
Occupancy
Weak
42% average occupancy
Nightly Rate
Strong
$760 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
2170 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $760 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 2170 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.4% is below 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

30% occ.
2.3%
$4,896/mo
40% occ.
3.1%
$6,654/mo
42% occ.
3.2%
$7,031/mo
current
52% occ.
4.1%
$8,789/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.