Detached house in Rua Pôr do Sol, 16, Mexilhoeira da Carregação, Estômbar e Parchal
Detached house in Rua Pôr do Sol, 16, Mexilhoeira da Carregação, Estômbar e Parchal — image 2Detached house in Rua Pôr do Sol, 16, Mexilhoeira da Carregação, Estômbar e Parchal — image 3Detached house in Rua Pôr do Sol, 16, Mexilhoeira da Carregação, Estômbar e Parchal — image 4Detached house in Rua Pôr do Sol, 16, Mexilhoeira da Carregação, Estômbar e Parchal — image 5
Grade Bvillabudget

Detached house in Rua Pôr do Sol, 16, Mexilhoeira da Carregação, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve ·

€335,000

Asking Price (EUR)

4.5%

True Net Yield (Owner, all-in)

3.1%

True Net Yield (Managed, all-in)

6.9%

True Gross Yield

37%

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: €36,167/yr
Average Daily Rate: €266
-28.0% vs area baselineImage quality 4/10 (-9%), Portuguese-traditional style (+5%), No pool (-12%), Budget finish (-12%)
Payback Period: 11.5 years
5-yr Capital Value: €440,185
10-yr Capital Value: €535,552
Brixfox Score: 62.7 / 100
Comparable Properties: 4
Data Confidence: 59%
Search Radius: 3 km

True Investment Cost

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

€527,235

+57.4% over asking

Asking price€335,000
IMT — Property transfer tax (investment schedule)€14,630
IS — Stamp duty (0.8%)€2,680
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,025
Total acquisition costs€23,585
Renovation (est. €900/m² × 159 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€143,100
(€111,300–€174,900)
Furnishing & STR launch (4bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€25,550
All-in investment (incl. renovation & furnishing)€527,235

Gross yield (asking price)

10.8%

True gross yield (all-in)

6.9%

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: 2
Building: 159 m²
Land: 180 m²
Style: portuguese-traditional
Condition: needs-renovation
Year Built: 1988
Energy Certificate: E

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
21.17
Visual Appeal
5
Ownership Security
13
Location
8.4
Land & Space
4.39
Rental Demand
3.73
Payback Speed
4
STR Suitability
3

Description

Discover this delightful 4-bedroom home located in the serene União das Freguesias de Estômbar e Parchal, Lagoa. Priced at €330,000, this property offers a generous 159m² of living space, perfect for families seeking comfort and convenience. The layout features four spacious bedrooms and two well-appointed bathrooms,

Location

📍 37.1438°N, 8.5071°W

· Lagoa/Carvoeiro, Algarve, Portugal

View on Century21 Realty Art 2 →Also on Idealista.pt
Idealista.pt
Lagoa/Carvoeiro / Central Algarve

Detached house in Rua Pôr do Sol, 16, Mexilhoeira da Carregação, Estômbar e Parchal

Inventory
4 Beds
Bathrooms
2 Baths
Built Area
159 m²
Land Plot
180 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 7.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score63
GradeB
Brixfox Intelligence
63BStrong
Score Breakdown
ROI & Yield69%
Capital Growth66%
Risk Profile65%
Market Demand63%

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
+12.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$93K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.3%
$2,226/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
13.6 yr
Rental only

Property details

Year built: 1988
Energy: E
Condition: needs-renovation

Description

Discover this delightful 4-bedroom home located in the serene União das Freguesias de Estômbar e Parchal, Lagoa. Priced at €330,000, this property offers a generous 159m² of living space, perfect for families seeking comfort and convenience. The layout features four spacious bedrooms and two well-appointed bathrooms,

Income Breakdown

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Nightly Rate (ADR)
$387/night
50% ($178)Brixfox estimate($387/night)200% ($712)
Occupancy
37%
10%Brixfox estimate(37%)100%

Short-Term Rental

Yearly income
$26,713
Airbnb data$387/night · 37% occupancy
Rental income
$387/night · 37% occ.
$52,597
Running costs (20%)
Utilities, cleaning, maintenance
-$10,519
Income tax (10%)
Indonesian rental income tax
-$14,727
Property tax
Annual property tax
-$637
Net income
7.3% ROI
$26,713

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$364,130
IMT (transfer tax, investment schedule)$15,902
Imposto de Selo (stamp duty)$2,913
Notary & registration$1,359
Legal / due diligence$5,462
Total acquisition costs$25,636
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$155,543
($120,978–$190,109)
Furnishing & STR launch
4bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$25,598
All-in investment$570,908

Gross yield (asking)

14.4%

True gross yield (all-in)

9.2%

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.

$2.6M$1.9M$1.3M$649K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $335K
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 12: 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
$408K
+22%
Rental Income
+$130K
Total Position
$538K
+61%
9.9%/yr
Year 10
Capital Value
$496K
+48%
Rental Income
+$282K
Total Position
$778K
+132%
8.8%/yr
Year 20
Capital Value
$734K
+119%
Rental Income
+$660K
Total Position
$1.4M
+316%
7.4%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$1.2M
Total Position
$2.3M
+573%
6.6%/yr

Location

Lagoa/Carvoeiro

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.3% annual return
Occupancy
Weak
37% average occupancy
Nightly Rate
Strong
$356 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Average
180 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $356 — 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 37% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
8.0%
$2,418/mo
40% occ.
10.7%
$3,241/mo
37% occ.
9.9%
$3,015/mo
current
47% occ.
12.6%
$3,838/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.