Detached house in
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Grade Avillamid-range

Detached house in

Lagoa/Carvoeiro · Central Algarve ·

€649,500

Asking Price (EUR)

6.8%

True Net Yield (Owner, all-in)

4.7%

True Net Yield (Managed, all-in)

10.5%

True Gross Yield

50%

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: €79,731/yr
Average Daily Rate: €439
+5.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%)
Payback Period: 10.6 years
5-yr Capital Value: €886,940
10-yr Capital Value: €1.1M
Brixfox Score: 76.9 / 100
Comparable Properties: 5
Data Confidence: 52%
Search Radius: 4 km

True Investment Cost

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

€756,809

+16.5% over asking

Asking price€649,500
IMT — Property transfer tax (investment schedule)€38,970
IS — Stamp duty (0.8%)€5,196
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€9,743
Total acquisition costs€55,159
Renovation (est. €55/m² × 220 m²)
Light touch-ups — paint, fixtures, deep clean.		€12,100
(€6,600–€17,600)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€40,050
All-in investment (incl. renovation & furnishing)€756,809

Gross yield (asking price)

12.3%

True gross yield (all-in)

10.5%

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: 4
Bathrooms: 3
Building: 220 m²
Land: 400 m²
Style: portuguese-traditional
Condition: good
Year Built: 1991
Energy Certificate: D
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

arched covered terracetraditional tiled roofstone patio around pool

Score Breakdown

ROI
22.32
Visual Appeal
10.2
Ownership Security
13
Location
10.56
Land & Space
8.82
Rental Demand
4.98
Payback Speed
4
STR Suitability
3

Description

Villa T4, Carvoeiro, Algarve. Come and explore this traditional house in a residential area in Carvoeiro, just 5 minutes from the beaches. This property presents an excellent opportunity for permanent residence or as your holiday home in the Algarve. Upon entering the spacious entrance hall, you´ll find 1 bedroom, a

Location

📍 37.0940°N, 8.4720°W

· Lagoa/Carvoeiro, Algarve, Portugal

View on Casaibéria Mediação Imobiliária Lda. →Also on Idealista.pt
Idealista.pt
Lagoa/Carvoeiro / Central Algarve

Detached house in

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

Grade A investment — short-term rental yields 8.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score77
GradeA
Brixfox Intelligence
77AExcellent
Score Breakdown
ROI & Yield85%
Capital Growth81%
Risk Profile78%
Market Demand77%

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.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+13.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$179K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.3%
$4,889/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
12.0 yr
Rental only

Property details

Year built: 1991
Energy: D
Condition: good

Description

Villa T4, Carvoeiro, Algarve. Come and explore this traditional house in a residential area in Carvoeiro, just 5 minutes from the beaches. This property presents an excellent opportunity for permanent residence or as your holiday home in the Algarve. Upon entering the spacious entrance hall, you´ll find 1 bedroom, a

Income Breakdown

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Nightly Rate (ADR)
$634/night
50% ($292)Brixfox estimate($634/night)200% ($1167)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$58,668
Airbnb data$634/night · 50% occupancy
Rental income
$634/night · 50% occ.
$115,199
Running costs (20%)
Utilities, cleaning, maintenance
-$23,040
Income tax (10%)
Indonesian rental income tax
-$32,256
Property tax
Annual property tax
-$1,235
Net income
8.3% ROI
$58,668

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$705,978
IMT (transfer tax, investment schedule)$42,359
Imposto de Selo (stamp duty)$5,648
Notary & registration$1,359
Legal / due diligence$10,590
Total acquisition costs$59,955
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$13,152
($7,174–$19,130)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$41,359
All-in investment$820,445

Gross yield (asking)

16.3%

True gross yield (all-in)

14.0%

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.

$5.4M$4.0M$2.7M$1.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $650K
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 11: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$790K
+22%
Rental Income
+$287K
Total Position
$1.1M
+66%
10.6%/yr
Year 10
Capital Value
$961K
+48%
Rental Income
+$619K
Total Position
$1.6M
+143%
9.3%/yr
Year 20
Capital Value
$1.4M
+119%
Rental Income
+$1.5M
Total Position
$2.9M
+342%
7.7%/yr
Year 30
Capital Value
$2.1M
+224%
Rental Income
+$2.6M
Total Position
$4.7M
+620%
6.8%/yr

Location

Lagoa/Carvoeiro

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.3% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$583 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Good
400 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.3% — outperforms most villas in this market
Premium nightly rate of $583 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 50% — factor in seasonal gaps

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

30% occ.
6.7%
$3,947/mo
40% occ.
9.0%
$5,297/mo
50% occ.
11.2%
$6,617/mo
current
60% occ.
13.5%
$7,967/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.