Detached house, Em1272, Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro
Detached house, Em1272, Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro — image 2Detached house, Em1272, Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro — image 3Detached house, Em1272, Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro — image 4Detached house, Em1272, Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro — image 5
Grade B+villaluxury

Detached house, Em1272, Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro

Lagoa/Carvoeiro · Central Algarve ·

€1.7M

Asking Price (EUR)

2.8%

True Net Yield (Owner, all-in)

1.9%

True Net Yield (Managed, all-in)

4.3%

True Gross Yield

53%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 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: €82,284/yr
Average Daily Rate: €422
+26.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 25.8 years
5-yr Capital Value: €2.2M
10-yr Capital Value: €2.7M
Brixfox Score: 70.9 / 100
Comparable Properties: 9
Data Confidence: 78%
Search Radius: 2 km

True Investment Cost

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

€1.9M

+13.0% over asking

Asking price€1.7M
IMT — Property transfer tax (investment schedule)€127,500
IS — Stamp duty (0.8%)€13,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€25,500
Total acquisition costs€167,850
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€53,300
All-in investment (incl. renovation & furnishing)€1.9M

Gross yield (asking price)

4.8%

True gross yield (all-in)

4.3%

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: 3
Bathrooms: 4
Building: 400 m²
Land: 724 m²
Style: portuguese-traditional
Condition: excellent
Energy Certificate: A+
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

vineyard settingcluster of individual unitspanoramic views

Score Breakdown

ROI
13.76
Visual Appeal
14.8
Ownership Security
13
Location
10.56
Land & Space
10.41
Rental Demand
5.34
Payback Speed
0
STR Suitability
3

Description

Set in a serene location, within 7 hectares of nature, overlooking the vineyards, pine and almond trees, these designer villas redefine luxury with a sustainable edge. The utmost respect for the natural beautyin which the properties are being constructed, 'state of the art' technology, creating a 'green' environment, l

Location

📍 37.1151°N, 8.4698°W

· Lagoa/Carvoeiro, Algarve, Portugal

View on Exclusive Algarve Villas →Also on Idealista.pt
Idealista.pt
Lagoa/Carvoeiro / Central Algarve

Detached house, Em1272, Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro

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

Grade B+ investment — short-term rental yields 3.2% 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
+8.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$470K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.2%
$4,897/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
31.4 yr
Rental only

Property details

Energy: A+
Condition: excellent

Description

Set in a serene location, within 7 hectares of nature, overlooking the vineyards, pine and almond trees, these designer villas redefine luxury with a sustainable edge. The utmost respect for the natural beautyin which the properties are being constructed, 'state of the art' technology, creating a 'green' environment, l

Income Breakdown

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Nightly Rate (ADR)
$612/night
50% ($281)Brixfox estimate($612/night)200% ($1126)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Yearly income
$58,760
Airbnb data$612/night · 53% occupancy
Rental income
$612/night · 53% occ.
$119,220
Running costs (20%)
Utilities, cleaning, maintenance
-$23,844
Income tax (10%)
Indonesian rental income tax
-$33,381
Property tax
Annual property tax
-$3,234
Net income
3.2% ROI
$58,760

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$1,847,826
IMT (transfer tax, investment schedule)$138,587
Imposto de Selo (stamp duty)$14,783
Notary & registration$1,359
Legal / due diligence$27,717
Total acquisition costs$182,446
RenovationMove-in ready
Furnishing & STR launch
3bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$55,761
All-in investment$2,086,033

Gross yield (asking)

6.5%

True gross yield (all-in)

5.7%

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.

$9.3M$7.0M$4.6M$2.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.7M
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 23: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.1M
+22%
Rental Income
+$287K
Total Position
$2.4M
+39%
6.7%/yr
Year 10
Capital Value
$2.5M
+48%
Rental Income
+$620K
Total Position
$3.1M
+84%
6.3%/yr
Year 20
Capital Value
$3.7M
+119%
Rental Income
+$1.5M
Total Position
$5.2M
+205%
5.7%/yr
Year 30
Capital Value
$5.5M
+224%
Rental Income
+$2.6M
Total Position
$8.1M
+376%
5.3%/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
Average
3.2% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$563 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
724 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $563 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 724 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.2% is near 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

33% occ.
2.6%
$4,079/mo
43% occ.
3.5%
$5,382/mo
53% occ.
4.3%
$6,685/mo
current
63% occ.
5.2%
$7,988/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.