Detached house, Urbanização Colina Branca, Nn, Centro de Carvoeiro, Lagoa e Carvoeiro
Detached house, Urbanização Colina Branca, Nn, Centro de Carvoeiro, Lagoa e Carvoeiro — image 2Detached house, Urbanização Colina Branca, Nn, Centro de Carvoeiro, Lagoa e Carvoeiro — image 3Detached house, Urbanização Colina Branca, Nn, Centro de Carvoeiro, Lagoa e Carvoeiro — image 4Detached house, Urbanização Colina Branca, Nn, Centro de Carvoeiro, Lagoa e Carvoeiro — image 5
Grade Bvillaluxury

Detached house, Urbanização Colina Branca, Nn, Centro de Carvoeiro, Lagoa e Carvoeiro

Lagoa/Carvoeiro · Central Algarve ·

€1.9M

Asking Price (EUR)

1.4%

True Net Yield (Owner, all-in)

1.0%

True Net Yield (Managed, all-in)

2.2%

True Gross Yield

35%

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: €48,914/yr
Average Daily Rate: €386
Payback Period: 49.2 years
5-yr Capital Value: €2.6M
10-yr Capital Value: €3.1M
Brixfox Score: 61.9 / 100
Comparable Properties: 9
Data Confidence: 76%
Search Radius: 2 km

True Investment Cost

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

€2.2M

+13.1% over asking

Asking price€1.9M
IMT — Property transfer tax (investment schedule)€146,250
IS — Stamp duty (0.8%)€15,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€29,250
Total acquisition costs€192,350
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)€2.2M

Gross yield (asking price)

2.5%

True gross yield (all-in)

2.2%

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: 4
Bathrooms: 5
Building: 445 m²
Land: 2660 m²
Style: portuguese-traditional
Condition: excellent
Year Built: 2009
Energy Certificate: B-
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large terraced pool areagrand exterior staircaseocean viewsspacious outdoor entertaining area with gazebo

Score Breakdown

ROI
9.92
Visual Appeal
10
Ownership Security
13
Location
10.56
Land & Space
12
Rental Demand
3.47
Payback Speed
0
STR Suitability
3

Description

This impressive family villa, set on an elevated 2.660m² plot, offers good sea views and a generous 445m² build area. Ideally located close to Carvoeiro, it provides easy access to local amenities and the region's stunning beaches. A striking double-height entrance hall with a feature brick ceiling welcomes you into th

Location

📍 37.1012°N, 8.4693°W

· Lagoa/Carvoeiro, Algarve, Portugal

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

Detached house, Urbanização Colina Branca, Nn, Centro de Carvoeiro, Lagoa e Carvoeiro

Inventory
4 Beds
Bathrooms
5 Baths
Built Area
445 m²
Land Plot
2660 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 1.6% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score62
GradeB
Brixfox Intelligence
62BStrong
Score Breakdown
ROI & Yield68%
Capital Growth65%
Risk Profile64%
Market Demand62%

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
+7.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$539K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.6%
$2,794/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
63.2 yr
Rental only

Property details

Year built: 2009
Energy: B-
Condition: excellent

Description

This impressive family villa, set on an elevated 2.660m² plot, offers good sea views and a generous 445m² build area. Ideally located close to Carvoeiro, it provides easy access to local amenities and the region's stunning beaches. A striking double-height entrance hall with a feature brick ceiling welcomes you into th

Income Breakdown

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Nightly Rate (ADR)
$565/night
50% ($260)Brixfox estimate($565/night)200% ($1040)
Occupancy
35%
10%Brixfox estimate(35%)100%

Short-Term Rental

Yearly income
$33,531
Airbnb data$565/night · 35% occupancy
Rental income
$565/night · 35% occ.
$71,616
Running costs (20%)
Utilities, cleaning, maintenance
-$14,323
Income tax (10%)
Indonesian rental income tax
-$20,053
Property tax
Annual property tax
-$3,709
Net income
1.6% ROI
$33,531

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$2,119,565
IMT (transfer tax, investment schedule)$158,967
Imposto de Selo (stamp duty)$16,957
Notary & registration$1,359
Legal / due diligence$31,793
Total acquisition costs$209,076
RenovationMove-in ready
Furnishing & STR launch
4bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$65,380
All-in investment$2,394,022

Gross yield (asking)

3.4%

True gross yield (all-in)

3.0%

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.

$9.0M$6.7M$4.5M$2.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $1.9M
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.
2x return
Year 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.4M
+22%
Rental Income
+$164K
Total Position
$2.5M
+30%
5.4%/yr
Year 10
Capital Value
$2.9M
+48%
Rental Income
+$354K
Total Position
$3.2M
+66%
5.2%/yr
Year 20
Capital Value
$4.3M
+119%
Rental Income
+$829K
Total Position
$5.1M
+162%
4.9%/yr
Year 30
Capital Value
$6.3M
+224%
Rental Income
+$1.5M
Total Position
$7.8M
+300%
4.7%/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
1.6% annual return
Occupancy
Weak
35% average occupancy
Nightly Rate
Strong
$520 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
2660 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $520 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 2660 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.6% 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.
1.9%
$3,302/mo
40% occ.
2.6%
$4,505/mo
35% occ.
2.2%
$3,869/mo
current
45% occ.
2.9%
$5,072/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.