Detached house in Caramujeira, Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro
Detached house in Caramujeira, Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro — image 2Detached house in Caramujeira, Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro — image 3Detached house in Caramujeira, Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro — image 4Detached house in Caramujeira, Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro — image 5
villamid-range

Detached house in Caramujeira, Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro

Lagoa/Carvoeiro · Central Algarve ·

€2.5M

Asking Price (EUR)

Limited comps — indicative only

Revenue projections are based on limited comparable data (0 comps, 0% confidence).

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.

Comparable Properties: 0
Data Confidence: 0%
Search Radius: 15 km

True Investment Cost

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

€2.8M

+13.4% over asking

Asking price€2.5M
IMT — Property transfer tax (investment schedule)€186,750
IS — Stamp duty (0.8%)€19,920
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€37,350
Total acquisition costs€245,270
Renovation (est. €55/m² × 372 m²)
Light touch-ups — paint, fixtures, deep clean.		€20,460
(€11,160–€29,760)
Furnishing & STR launch (9bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€66,800
All-in investment (incl. renovation & furnishing)€2.8M

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: 9
Bathrooms: 9
Building: 372 m²
Land: 17120 m²
Style: portuguese-traditional
Condition: good
Year Built: 2008
Energy Certificate: D
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional portuguese architecturelarge paved driveway with decorative cartprivate swimming pool with artificial grass surround

Description

GROUND FLOOR VILLA WITH 9 BEDROOMS, SWIMMING POOL, GARDEN, LEISURE AREA, TRANQUILITY, LAGOON This property stands out not only for its tranquility and privacy, but also for its privileged location. Land with 17,120 m2, where a single-story house is located, with a construction area of 372 m2. The location of the vil

Location

📍 37.0940°N, 8.4720°W

· Lagoa/Carvoeiro, Algarve, Portugal

View on KW Flash Algarve - Barlavento →Also on Idealista.pt
Idealista.pt
Lagoa/Carvoeiro / Central Algarve

Detached house in Caramujeira, Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro

Inventory
9 Beds
Bathrooms
9 Baths
Built Area
372 m²
Land Plot
17120 m²
Tenure
Freehold
Yield Curve Status

Grade C — 5%/yr capital appreciation in Lagoa/Carvoeiro.

Go to Source via Idealista.pt

The Investment

Brixfox Score0
Grade—
Brixfox Intelligence
0—Weak
Score Breakdown
ROI & Yield0%
Capital Growth0%
Risk Profile5%
Market Demand0%

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
+5.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$688K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
-0.2%
$-395/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
30+ yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
—
Rental only

Property details

Year built: 2008
Energy: D
Condition: good

Description

GROUND FLOOR VILLA WITH 9 BEDROOMS, SWIMMING POOL, GARDEN, LEISURE AREA, TRANQUILITY, LAGOON This property stands out not only for its tranquility and privacy, but also for its privileged location. Land with 17,120 m2, where a single-story house is located, with a construction area of 372 m2. The location of the vil

Income Breakdown

Short-Term Rental

No STR data available for this property

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$2,706,522
IMT (transfer tax, investment schedule)$202,989
Imposto de Selo (stamp duty)$21,652
Notary & registration$1,359
Legal / due diligence$40,598
Total acquisition costs$266,598
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$22,239
($12,130–$32,348)
Furnishing & STR launch
9bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$70,435
All-in investment$3,065,793

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.

$8.7M$6.5M$4.4M$2.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Today: $2.5M
Capital appreciation
Property value growing at +4%/yr based on Lagoa/Carvoeiro market trends.
Year 5
Capital Value
$3.0M
+22%
Year 10
Capital Value
$3.7M
+48%
Year 20
Capital Value
$5.5M
+119%
Year 30
Capital Value
$8.1M
+224%

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
-0.2% annual return
Occupancy
Weak
0% average occupancy
Nightly Rate
Weak
$0 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
17120 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Generous 17120 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
Yield of -0.2% is below the market average — model your cashflow carefully

Consider carefully. Returns are below market average for this price point.

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.