Detached house in Porches Velho - Casa Colett, Caramujeira - Vale d'El Rei - Benagil, Lagoa e Carvoeiro
Detached house in Porches Velho - Casa Colett, Caramujeira - Vale d'El Rei - Benagil, Lagoa e Carvoeiro — image 2Detached house in Porches Velho - Casa Colett, Caramujeira - Vale d'El Rei - Benagil, Lagoa e Carvoeiro — image 3Detached house in Porches Velho - Casa Colett, Caramujeira - Vale d'El Rei - Benagil, Lagoa e Carvoeiro — image 4Detached house in Porches Velho - Casa Colett, Caramujeira - Vale d'El Rei - Benagil, Lagoa e Carvoeiro — image 5
Grade Bvillaluxury

Detached house in Porches Velho - Casa Colett, Caramujeira - Vale d'El Rei - Benagil, Lagoa e Carvoeiro

Lagoa/Carvoeiro · Central Algarve ·

€5.8M

Asking Price (EUR)

1.3%

True Net Yield (Owner, all-in)

0.9%

True Net Yield (Managed, all-in)

2.0%

True Gross Yield

41%

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: €126,370/yr
Average Daily Rate: €839
Payback Period: 57.4 years
5-yr Capital Value: €7.6M
10-yr Capital Value: €9.3M
Brixfox Score: 60 / 100
Comparable Properties: 5
Data Confidence: 61%
Search Radius: 4 km

True Investment Cost

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

€6.5M

+11.4% over asking

Asking price€5.8M
IMT — Property transfer tax (investment schedule)€435,000
IS — Stamp duty (0.8%)€46,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€87,000
Total acquisition costs€569,650
Renovation€0 — move-in ready
Furnishing & STR launch (7bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€88,700
All-in investment (incl. renovation & furnishing)€6.5M

Gross yield (asking price)

2.2%

True gross yield (all-in)

2.0%

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: 7
Bathrooms: 7
Building: 903 m²
Land: 51230 m²
Style: contemporary
Condition: excellent
Year Built: 2019
Energy Certificate: A+
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

equestrian centreguest villasolar panelsextensive groundsmodern architecture

Score Breakdown

ROI
9.51
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
4.13
Payback Speed
0
STR Suitability
3

Description

This estate comprises of 2 contemporary design villas, each with their own private access, various parcels of land, paddocks, riding arenas and stables. The property is located in a very private setting, yet within easy access to local amenities such as supermarkets, (top) restaurants as well as the Nobel International

Location

📍 37.1200°N, 8.3900°W

· Lagoa/Carvoeiro, Algarve, Portugal

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Lagoa/Carvoeiro / Central Algarve

Detached house in Porches Velho - Casa Colett, Caramujeira - Vale d'El Rei - Benagil, Lagoa e Carvoeiro

Inventory
7 Beds
Bathrooms
7 Baths
Built Area
903 m²
Land Plot
51230 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 1.3% net return annually.

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The Investment

Brixfox Score60
GradeB
Brixfox Intelligence
60BStrong
Score Breakdown
ROI & Yield66%
Capital Growth63%
Risk Profile62%
Market Demand60%

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
+6.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$1.6M in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.3%
$6,993/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
75.1 yr
Rental only

Property details

Year built: 2019
Energy: A+
Condition: excellent

Description

This estate comprises of 2 contemporary design villas, each with their own private access, various parcels of land, paddocks, riding arenas and stables. The property is located in a very private setting, yet within easy access to local amenities such as supermarkets, (top) restaurants as well as the Nobel International

Income Breakdown

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Nightly Rate (ADR)
$1,213/night
50% ($558)Brixfox estimate($1,213/night)200% ($2231)
Occupancy
41%
10%Brixfox estimate(41%)100%

Short-Term Rental

Yearly income
$83,913
Airbnb data$1,213/night · 41% occupancy
Rental income
$1,213/night · 41% occ.
$182,587
Running costs (20%)
Utilities, cleaning, maintenance
-$36,517
Income tax (10%)
Indonesian rental income tax
-$51,124
Property tax
Annual property tax
-$11,033
Net income
1.3% ROI
$83,913

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$6,304,348
IMT (transfer tax, investment schedule)$472,826
Imposto de Selo (stamp duty)$50,435
Notary & registration$1,359
Legal / due diligence$94,565
Total acquisition costs$619,185
RenovationMove-in ready
Furnishing & STR launch
7bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$94,239
All-in investment$7,017,772

Gross yield (asking)

2.9%

True gross yield (all-in)

2.6%

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.

$25.9M$19.4M$12.9M$6.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $5.8M
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 15: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$7.1M
+22%
Rental Income
+$410K
Total Position
$7.5M
+29%
5.2%/yr
Year 10
Capital Value
$8.6M
+48%
Rental Income
+$885K
Total Position
$9.5M
+63%
5.0%/yr
Year 20
Capital Value
$12.7M
+119%
Rental Income
+$2.1M
Total Position
$14.8M
+155%
4.8%/yr
Year 30
Capital Value
$18.8M
+224%
Rental Income
+$3.7M
Total Position
$22.5M
+288%
4.6%/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
1.3% annual return
Occupancy
Weak
41% average occupancy
Nightly Rate
Strong
$1116 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
51230 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1116 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 51230 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.3% 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.
1.3%
$6,827/mo
40% occ.
1.8%
$9,409/mo
41% occ.
1.9%
$9,731/mo
current
51% occ.
2.3%
$12,314/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.