Detached house, Urbanização das Sesmarias, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal
Detached house, Urbanização das Sesmarias, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal — image 2Detached house, Urbanização das Sesmarias, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal — image 3Detached house, Urbanização das Sesmarias, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal — image 4Detached house, Urbanização das Sesmarias, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal — image 5
Grade Avillamid-range

Detached house, Urbanização das Sesmarias, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve ·

€675,000

Asking Price (EUR)

9.9%

True Net Yield (Owner, all-in)

6.8%

True Net Yield (Managed, all-in)

15.2%

True Gross Yield

67%

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: €119,553/yr
Average Daily Rate: €491
+5.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%)
Payback Period: 6.8 years
5-yr Capital Value: €886,940
10-yr Capital Value: €1.1M
Brixfox Score: 83.2 / 100
Comparable Properties: 5
Data Confidence: 73%
Search Radius: 2 km

True Investment Cost

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

€788,675

+16.8% over asking

Asking price€675,000
IMT — Property transfer tax (investment schedule)€40,500
IS — Stamp duty (0.8%)€5,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€10,125
Total acquisition costs€57,275
Renovation (est. €55/m² × 200 m²)
Light touch-ups — paint, fixtures, deep clean.		€11,000
(€6,000–€16,000)
Furnishing & STR launch (5bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€45,400
All-in investment (incl. renovation & furnishing)€788,675

Gross yield (asking price)

17.7%

True gross yield (all-in)

15.2%

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: 5
Bathrooms: 3
Building: 200 m²
Land: 400 m²
Style: portuguese-traditional
Condition: good
Year Built: 2000
Energy Certificate: D
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional Portuguese tiling around poolarched outdoor living spacesornate wooden staircase

Score Breakdown

ROI
25
Visual Appeal
12.8
Ownership Security
13
Location
8.4
Land & Space
9.07
Rental Demand
6.94
Payback Speed
5
STR Suitability
3

Description

This charming 5-bedroom villa in Boavista just a short drive from Carvoeiro village offers a perfect blend of comfort and convenience. With a built area of 200m² set on a 400m² plot, with terraces surrounding the property with swimming pool, providing multiple spaces for relaxation and outdoor living, along with roof t

Location

📍 37.1103°N, 8.4875°W

· Lagoa/Carvoeiro, Algarve, Portugal

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

Detached house, Urbanização das Sesmarias, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal

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

Grade A investment — short-term rental yields 12.6% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score83
GradeA
Brixfox Intelligence
83AExcellent
Score Breakdown
ROI & Yield91%
Capital Growth87%
Risk Profile84%
Market Demand83%

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
+18.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$186K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
12.6%
$7,687/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.0 yr
Rental only

Property details

Year built: 2000
Energy: D
Condition: good

Description

This charming 5-bedroom villa in Boavista just a short drive from Carvoeiro village offers a perfect blend of comfort and convenience. With a built area of 200m² set on a 400m² plot, with terraces surrounding the property with swimming pool, providing multiple spaces for relaxation and outdoor living, along with roof t

Income Breakdown

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Nightly Rate (ADR)
$710/night
50% ($327)Brixfox estimate($710/night)200% ($1306)
Occupancy
69%
10%Brixfox estimate(69%)100%

Short-Term Rental

Yearly income
$92,240
Airbnb data$710/night · 69% occupancy
Rental income
$710/night · 69% occ.
$179,854
Running costs (20%)
Utilities, cleaning, maintenance
-$35,971
Income tax (10%)
Indonesian rental income tax
-$50,359
Property tax
Annual property tax
-$1,284
Net income
12.6% ROI
$92,240

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$733,696
IMT (transfer tax, investment schedule)$44,022
Imposto de Selo (stamp duty)$5,870
Notary & registration$1,359
Legal / due diligence$11,005
Total acquisition costs$62,255
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$11,957
($6,522–$17,391)
Furnishing & STR launch
5bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$47,174
All-in investment$855,082

Gross yield (asking)

24.5%

True gross yield (all-in)

21.0%

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.

$7.2M$5.4M$3.6M$1.8M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $675K
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 8: rental income alone has repaid the full purchase price.
2x return
Year 6: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$821K
+22%
Rental Income
+$451K
Total Position
$1.3M
+88%
13.5%/yr
Year 10
Capital Value
$999K
+48%
Rental Income
+$973K
Total Position
$2.0M
+192%
11.3%/yr
Year 20
Capital Value
$1.5M
+119%
Rental Income
+$2.3M
Total Position
$3.8M
+457%
9.0%/yr
Year 30
Capital Value
$2.2M
+224%
Rental Income
+$4.0M
Total Position
$6.2M
+822%
7.7%/yr

Location

Lagoa/Carvoeiro

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
12.6% annual return
Occupancy
Good
69% average occupancy
Nightly Rate
Strong
$653 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Good
400 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 12.6% — outperforms most villas in this market
Premium nightly rate of $653 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
STR zoning not confirmed — verify before purchasing for short-term rental use

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

49% occ.
12.0%
$7,362/mo
59% occ.
14.5%
$8,873/mo
69% occ.
17.0%
$10,385/mo
current
79% occ.
19.5%
$11,896/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.