Detached house in Caramujeira - Vale d'El Rei - Benagil, Lagoa e Carvoeiro
Detached house in Caramujeira - Vale d'El Rei - Benagil, Lagoa e Carvoeiro — image 2Detached house in Caramujeira - Vale d'El Rei - Benagil, Lagoa e Carvoeiro — image 3Detached house in Caramujeira - Vale d'El Rei - Benagil, Lagoa e Carvoeiro — image 4Detached house in Caramujeira - Vale d'El Rei - Benagil, Lagoa e Carvoeiro — image 5
Grade C+villabudget

Detached house in Caramujeira - Vale d'El Rei - Benagil, Lagoa e Carvoeiro

Lagoa/Carvoeiro · Central Algarve ·

€1.2M

Asking Price (EUR)

1.0%

True Net Yield (Owner, all-in)

0.7%

True Net Yield (Managed, all-in)

1.5%

True Gross Yield

16%

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: €23,969/yr
Average Daily Rate: €417
-32.0% vs area baselineImage quality 2/10 (-15%), Dated style (-15%), Has pool (0%), Has view (+10%), Budget finish (-12%)
Payback Period: 62.5 years
5-yr Capital Value: €1.6M
10-yr Capital Value: €1.9M
Brixfox Score: 52.2 / 100
Comparable Properties: 5
Data Confidence: 62%
Search Radius: 4 km

True Investment Cost

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

€1.6M

+35.2% over asking

Asking price€1.2M
IMT — Property transfer tax (investment schedule)€90,000
IS — Stamp duty (0.8%)€9,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€18,000
Total acquisition costs€118,850
Renovation (est. €900/m² × 303 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€272,700
(€212,100–€333,300)
Furnishing & STR launch (5bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€31,400
All-in investment (incl. renovation & furnishing)€1.6M

Gross yield (asking price)

2.0%

True gross yield (all-in)

1.5%

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: 4
Building: 303 m²
Land: 11110 m²
Style: dated
Condition: needs-renovation
Year Built: 1989
Energy Certificate: Exempt
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
9.3
Visual Appeal
2.8
Ownership Security
13
Location
10.56
Land & Space
12
Rental Demand
1.57
Payback Speed
0
STR Suitability
3

Description

Detached 2-story single-family house in a prime location, next to Benagil Beach, known for its natural beauty, where you can enjoy a wide variety of leisure activities. It is located on a plot of land with a total area of 11,110 m2, with a covered area of 303 m2 distributed over 2 floors. Ground floor: entrance hall,

Location

📍 37.0905°N, 8.4205°W

· Lagoa/Carvoeiro, Algarve, Portugal

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Idealista.pt
Lagoa/Carvoeiro / Central Algarve

Detached house in Caramujeira - Vale d'El Rei - Benagil, Lagoa e Carvoeiro

Inventory
5 Beds
Bathrooms
4 Baths
Built Area
303 m²
Land Plot
11110 m²
Tenure
Freehold
Yield Curve Status

Grade C+ investment — short-term rental yields 1.2% net return annually.

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The Investment

Brixfox Score52
GradeC+
Brixfox Intelligence
52C+Moderate
Score Breakdown
ROI & Yield57%
Capital Growth55%
Risk Profile54%
Market Demand52%

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
+6.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$332K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.2%
$1,311/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
82.9 yr
Rental only

Property details

Year built: 1989
Energy: Exempt
Condition: needs-renovation

Description

Detached 2-story single-family house in a prime location, next to Benagil Beach, known for its natural beauty, where you can enjoy a wide variety of leisure activities. It is located on a plot of land with a total area of 11,110 m2, with a covered area of 303 m2 distributed over 2 floors. Ground floor: entrance hall,

Income Breakdown

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Nightly Rate (ADR)
$604/night
50% ($278)Brixfox estimate($604/night)200% ($1111)
Occupancy
16%
10%Brixfox estimate(16%)100%

Short-Term Rental

Yearly income
$15,738
Airbnb data$604/night · 16% occupancy
Rental income
$604/night · 16% occ.
$34,654
Running costs (20%)
Utilities, cleaning, maintenance
-$6,931
Income tax (10%)
Indonesian rental income tax
-$9,703
Property tax
Annual property tax
-$2,283
Net income
1.2% ROI
$15,738

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$1,304,348
IMT (transfer tax, investment schedule)$97,826
Imposto de Selo (stamp duty)$10,435
Notary & registration$1,359
Legal / due diligence$19,565
Total acquisition costs$129,185
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$296,413
($230,543–$362,283)
Furnishing & STR launch
5bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$31,957
All-in investment$1,761,902

Gross yield (asking)

2.7%

True gross yield (all-in)

2.0%

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.

$5.3M$4.0M$2.6M$1.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $1.2M
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
$1.5M
+22%
Rental Income
+$77K
Total Position
$1.5M
+28%
5.1%/yr
Year 10
Capital Value
$1.8M
+48%
Rental Income
+$166K
Total Position
$1.9M
+62%
4.9%/yr
Year 20
Capital Value
$2.6M
+119%
Rental Income
+$389K
Total Position
$3.0M
+152%
4.7%/yr
Year 30
Capital Value
$3.9M
+224%
Rental Income
+$689K
Total Position
$4.6M
+282%
4.6%/yr

Location

Lagoa/Carvoeiro

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
1.2% annual return
Occupancy
Weak
16% average occupancy
Nightly Rate
Strong
$555 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Strong
11110 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $555 — positioned in the top tier
Generous 11110 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 1.2% 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.
3.4%
$3,666/mo
40% occ.
4.6%
$4,952/mo
16% occ.
1.7%
$1,832/mo
current
26% occ.
2.9%
$3,117/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.