Detached house in da Boa Nova Village, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal
Detached house in da Boa Nova Village, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal — image 2Detached house in da Boa Nova Village, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal — image 3Detached house in da Boa Nova Village, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal — image 4Detached house in da Boa Nova Village, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal — image 5
Grade B+villaluxury

Detached house in da Boa Nova Village, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve ·

€5.7M

Asking Price (EUR)

1.6%

True Net Yield (Owner, all-in)

1.1%

True Net Yield (Managed, all-in)

2.5%

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: €155,315/yr
Average Daily Rate: €638
Payback Period: 43.9 years
5-yr Capital Value: €7.5M
10-yr Capital Value: €9.1M
Brixfox Score: 70.2 / 100
Comparable Properties: 4
Data Confidence: 56%
Search Radius: 6 km

True Investment Cost

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

€6.3M

+11.1% over asking

Asking price€5.7M
IMT — Property transfer tax (investment schedule)€427,500
IS — Stamp duty (0.8%)€45,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€85,500
Total acquisition costs€559,850
Renovation€0 — move-in ready
Furnishing & STR launch (5bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€71,000
All-in investment (incl. renovation & furnishing)€6.3M

Gross yield (asking price)

2.7%

True gross yield (all-in)

2.5%

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: 6
Building: 285 m²
Land: 1614 m²
Style: modern
Condition: new-build
Energy Certificate: A+
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity-edge poolmultiple outdoor lounge areasfloor-to-ceiling windowsterraced landscapingrooftop terrace

Score Breakdown

ROI
10.25
Visual Appeal
16.6
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
6.97
Payback Speed
0
STR Suitability
3

Description

The Algarve's Golden Triangle, encompassing Quinta do Lago, Vale do Lobo, and Almancil, is a highly desirable area of prime real estate. This region offers a wealth of luxury resorts, stunning beaches, hotels, restaurants, and villas, making it one of the most sought-after destinations in Southern Europe. With its clos

Location

📍 37.1510°N, 8.4910°W

· Lagoa/Carvoeiro, Algarve, Portugal

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Idealista.pt
Lagoa/Carvoeiro / Central Algarve

Detached house in da Boa Nova Village, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal

Inventory
5 Beds
Bathrooms
6 Baths
Built Area
285 m²
Land Plot
1614 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 1.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score70
GradeB+
Brixfox Intelligence
70B+Strong
Score Breakdown
ROI & Yield77%
Capital Growth74%
Risk Profile72%
Market Demand70%

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
+7.3%
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
1.8%
$9,253/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
55.8 yr
Rental only

Property details

Energy: A+
Condition: new-build

Description

The Algarve's Golden Triangle, encompassing Quinta do Lago, Vale do Lobo, and Almancil, is a highly desirable area of prime real estate. This region offers a wealth of luxury resorts, stunning beaches, hotels, restaurants, and villas, making it one of the most sought-after destinations in Southern Europe. With its clos

Income Breakdown

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Nightly Rate (ADR)
$921/night
50% ($424)Brixfox estimate($921/night)200% ($1695)
Occupancy
70%
10%Brixfox estimate(70%)100%

Short-Term Rental

Yearly income
$111,037
Airbnb data$921/night · 70% occupancy
Rental income
$921/night · 70% occ.
$234,384
Running costs (20%)
Utilities, cleaning, maintenance
-$46,877
Income tax (10%)
Indonesian rental income tax
-$65,627
Property tax
Annual property tax
-$10,842
Net income
1.8% ROI
$111,037

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$6,195,652
IMT (transfer tax, investment schedule)$464,674
Imposto de Selo (stamp duty)$49,565
Notary & registration$1,359
Legal / due diligence$92,935
Total acquisition costs$608,533
RenovationMove-in ready
Furnishing & STR launch
5bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$75,000
All-in investment$6,879,185

Gross yield (asking)

3.8%

True gross yield (all-in)

3.4%

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.

$26.8M$20.1M$13.4M$6.7M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $5.7M
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.
2x return
Year 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$6.9M
+22%
Rental Income
+$542K
Total Position
$7.5M
+31%
5.6%/yr
Year 10
Capital Value
$8.4M
+48%
Rental Income
+$1.2M
Total Position
$9.6M
+69%
5.4%/yr
Year 20
Capital Value
$12.5M
+119%
Rental Income
+$2.7M
Total Position
$15.2M
+167%
5.0%/yr
Year 30
Capital Value
$18.5M
+224%
Rental Income
+$4.9M
Total Position
$23.3M
+310%
4.8%/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
1.8% annual return
Occupancy
Good
70% average occupancy
Nightly Rate
Strong
$847 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
1614 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $847 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 1614 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.8% is below the market average — model your cashflow carefully

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

50% occ.
1.7%
$8,846/mo
60% occ.
2.1%
$10,807/mo
70% occ.
2.5%
$12,769/mo
current
80% occ.
2.9%
$14,730/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.