Estate, Urbanização Quinta das Pias, 18, Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro
Estate, Urbanização Quinta das Pias, 18, Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro — image 2Estate, Urbanização Quinta das Pias, 18, Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro — image 3Estate, Urbanização Quinta das Pias, 18, Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro — image 4Estate, Urbanização Quinta das Pias, 18, Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro — image 5
Grade C+villabudget

Estate, Urbanização Quinta das Pias, 18, Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro

Lagoa/Carvoeiro · Central Algarve ·

€798,000

Asking Price (EUR)

0.1%

True Net Yield (Owner, all-in)

0.0%

True Net Yield (Managed, all-in)

0.1%

True Gross Yield

29%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 months ago and is currently at 16% 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: €14,406/yr
Average Daily Rate: €134
-21.0% vs area baselineImage quality 3/10 (-12%), Portuguese-traditional style (+5%), No pool (-12%), Has view (+10%), Budget finish (-12%)
Payback Period: 68.8 years
5-yr Capital Value: €1.0M
10-yr Capital Value: €1.3M
Brixfox Score: 51.5 / 100
Comparable Properties: 14
Data Confidence: 81%
Search Radius: 2 km

True Investment Cost

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

€16.2M

+1924.3% over asking

Asking price€798,000
IMT — Property transfer tax (investment schedule)€47,880
IS — Stamp duty (0.8%)€6,384
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,970
Total acquisition costs€67,484
Renovation (est. €900/m² × 16970 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€15.3M
(€11.9M–€18.7M)
Furnishing & STR launch (0bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€15,500
All-in investment (incl. renovation & furnishing)€16.2M

Gross yield (asking price)

1.8%

True gross yield (all-in)

0.1%

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.

Building: 16970 m²
Land: 16970 m²
Style: portuguese-traditional
Condition: needs-renovation
Energy Certificate: Exempt
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
9.11
Visual Appeal
3.6
Ownership Security
13
Location
10.56
Land & Space
9.33
Rental Demand
2.94
Payback Speed
0
STR Suitability
3

Description

This property, with a total area of 16,970m², offers excellent building potential, with an approved project for a 170m² single-family home, with the possibility of expanding up to 300m², allowing you to create your dream home with spacious areas and a custom design. Land Features: •Total Area: 16,970m², practically fl

Location

📍 37.1201°N, 8.4778°W

· Lagoa/Carvoeiro, Algarve, Portugal

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Lagoa/Carvoeiro / Central Algarve

Estate, Urbanização Quinta das Pias, 18, Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro

Inventory
0 Beds
Bathrooms
0 Baths
Built Area
16970 m²
Land Plot
16970 m²
Tenure
Freehold
Yield Curve Status

Grade C+ investment — short-term rental yields 1.1% net return annually.

Go to Source via Idealista.pt

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
+6.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$220K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.1%
$781/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
92.6 yr
Rental only

Property details

Energy: Exempt
Condition: needs-renovation

Description

This property, with a total area of 16,970m², offers excellent building potential, with an approved project for a 170m² single-family home, with the possibility of expanding up to 300m², allowing you to create your dream home with spacious areas and a custom design. Land Features: •Total Area: 16,970m², practically fl

Income Breakdown

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Nightly Rate (ADR)
$195/night
50% ($90)Brixfox estimate($195/night)200% ($359)
Occupancy
29%
10%Brixfox estimate(29%)100%

Short-Term Rental

Yearly income
$9,368
Airbnb data$195/night · 29% occupancy
Rental income
$195/night · 29% occ.
$20,935
Running costs (20%)
Utilities, cleaning, maintenance
-$4,187
Income tax (10%)
Indonesian rental income tax
-$5,862
Property tax
Annual property tax
-$1,518
Net income
1.1% ROI
$9,368

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$867,391
IMT (transfer tax, investment schedule)$52,043
Imposto de Selo (stamp duty)$6,939
Notary & registration$1,359
Legal / due diligence$13,011
Total acquisition costs$73,352
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$16,601,087
($12,911,957–$20,290,217)
Furnishing & STR launch
0bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$14,674
All-in investment$17,556,504

Gross yield (asking)

2.4%

True gross yield (all-in)

0.1%

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.

$3.4M$2.6M$1.7M$862K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $798K
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
$971K
+22%
Rental Income
+$46K
Total Position
$1.0M
+27%
5.0%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$99K
Total Position
$1.3M
+60%
4.8%/yr
Year 20
Capital Value
$1.7M
+119%
Rental Income
+$232K
Total Position
$2.0M
+148%
4.6%/yr
Year 30
Capital Value
$2.6M
+224%
Rental Income
+$410K
Total Position
$3.0M
+276%
4.5%/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
1.1% annual return
Occupancy
Weak
29% average occupancy
Nightly Rate
Good
$180 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Strong
16970 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Generous 16970 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 1.1% 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.
1.6%
$1,121/mo
current
40% occ.
2.1%
$1,537/mo
29% occ.
1.5%
$1,095/mo
current
39% occ.
2.1%
$1,511/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.