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 B+villaluxury

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

Lagoa/Carvoeiro · Central Algarve ·

€2.3M

Asking Price (EUR)

1.1%

True Net Yield (Owner, all-in)

0.8%

True Net Yield (Managed, all-in)

1.7%

True Gross Yield

32%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.8 months ago and is currently at 15% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €44,215/yr
Average Daily Rate: €378
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 64.0 years
5-yr Capital Value: €3.0M
10-yr Capital Value: €3.7M
Brixfox Score: 66.6 / 100
Comparable Properties: 5
Data Confidence: 64%
Search Radius: 2 km

True Investment Cost

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

€2.6M

+12.2% over asking

Asking price€2.3M
IMT — Property transfer tax (investment schedule)€171,750
IS — Stamp duty (0.8%)€18,320
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€34,350
Total acquisition costs€225,670
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€53,300
All-in investment (incl. renovation & furnishing)€2.6M

Gross yield (asking price)

1.9%

True gross yield (all-in)

1.7%

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: 3
Bathrooms: 4
Building: 575 m²
Land: 22000 m²
Style: contemporary
Condition: excellent
Year Built: 2022
Energy Certificate: A+
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity-edge poollarge outdoor living spacesmodern architecture with traditional roof tileslandscaped gardens

Score Breakdown

ROI
9.26
Visual Appeal
15.6
Ownership Security
13
Location
10.56
Land & Space
12
Rental Demand
3.2
Payback Speed
0
STR Suitability
3

Description

This sophisticated 3-bedroom farmhouse-styled property with a private heated salt-water pool sits on a generous 2.2 Ha plot and offers a unique opportunity for full-year living in a traditional villa enhanced with up-to-date technology.Perfectly positioned on the highest part of the plot, it benefits from optimal views

Location

📍 37.1164°N, 8.4116°W

· Lagoa/Carvoeiro, Algarve, Portugal

View on Exclusive Algarve Villas →Also on Idealista.pt
Idealista.pt
Lagoa/Carvoeiro / Central Algarve

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

Inventory
3 Beds
Bathrooms
4 Baths
Built Area
575 m²
Land Plot
22000 m²
Tenure
Freehold
Yield Curve Status

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

Go to Source via Idealista.pt

The Investment

Brixfox Score67
GradeB+
Brixfox Intelligence
67B+Strong
Score Breakdown
ROI & Yield74%
Capital Growth70%
Risk Profile69%
Market Demand67%

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%
+$633K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.2%
$2,437/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
85.1 yr
Rental only

Property details

Year built: 2022
Energy: A+
Condition: excellent

Description

This sophisticated 3-bedroom farmhouse-styled property with a private heated salt-water pool sits on a generous 2.2 Ha plot and offers a unique opportunity for full-year living in a traditional villa enhanced with up-to-date technology.Perfectly positioned on the highest part of the plot, it benefits from optimal views

Income Breakdown

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Nightly Rate (ADR)
$553/night
50% ($254)Brixfox estimate($553/night)200% ($1018)
Occupancy
32%
10%Brixfox estimate(32%)100%

Short-Term Rental

Yearly income
$29,247
Airbnb data$553/night · 32% occupancy
Rental income
$553/night · 32% occ.
$64,621
Running costs (20%)
Utilities, cleaning, maintenance
-$12,924
Income tax (10%)
Indonesian rental income tax
-$18,094
Property tax
Annual property tax
-$4,356
Net income
1.2% ROI
$29,247

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$2,489,130
IMT (transfer tax, investment schedule)$186,685
Imposto de Selo (stamp duty)$19,913
Notary & registration$1,359
Legal / due diligence$37,337
Total acquisition costs$245,293
RenovationMove-in ready
Furnishing & STR launch
3bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$55,761
All-in investment$2,790,185

Gross yield (asking)

2.6%

True gross yield (all-in)

2.3%

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.

$10.0M$7.5M$5.0M$2.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $2.3M
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
$2.8M
+22%
Rental Income
+$143K
Total Position
$2.9M
+28%
5.0%/yr
Year 10
Capital Value
$3.4M
+48%
Rental Income
+$308K
Total Position
$3.7M
+61%
4.9%/yr
Year 20
Capital Value
$5.0M
+119%
Rental Income
+$723K
Total Position
$5.7M
+151%
4.7%/yr
Year 30
Capital Value
$7.4M
+224%
Rental Income
+$1.3M
Total Position
$8.7M
+280%
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
1.2% annual return
Occupancy
Weak
32% average occupancy
Nightly Rate
Strong
$509 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
22000 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $509 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 22000 m² land — room for expansion or amenities

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.
1.5%
$3,170/mo
40% occ.
2.1%
$4,347/mo
32% occ.
1.6%
$3,406/mo
current
42% occ.
2.2%
$4,584/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.