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

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

Lagoa/Carvoeiro · Central Algarve ·

€2.0M

Asking Price (EUR)

0.4%

True Net Yield (Owner, all-in)

0.3%

True Net Yield (Managed, all-in)

0.6%

True Gross Yield

30%

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 0.75, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €15,521/yr
Average Daily Rate: €141
-18.0% vs area baselineImage quality 4/10 (-9%), Portuguese-traditional style (+5%), No pool (-12%), Has view (+10%), Budget finish (-12%)
Payback Period: 159.7 years
5-yr Capital Value: €2.6M
10-yr Capital Value: €3.2M
Brixfox Score: 59.3 / 100
Comparable Properties: 12
Data Confidence: 73%
Search Radius: 2 km

True Investment Cost

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

€2.4M

+21.0% over asking

Asking price€2.0M
IMT — Property transfer tax (investment schedule)€149,925
IS — Stamp duty (0.8%)€15,992
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€29,985
Total acquisition costs€197,152
Renovation (est. €900/m² × 227 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€204,300
(€158,900–€249,700)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€18,850
All-in investment (incl. renovation & furnishing)€2.4M

Gross yield (asking price)

0.8%

True gross yield (all-in)

0.6%

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: 2
Bathrooms: 3
Building: 227 m²
Land: 881 m²
Style: portuguese-traditional
Condition: needs-renovation
Year Built: 1935
Energy Certificate: In process
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

coastal proximitypotential for sea views

Score Breakdown

ROI
7.94
Visual Appeal
9.8
Ownership Security
13
Location
10.56
Land & Space
12
Rental Demand
3.01
Payback Speed
0
STR Suitability
3

Description

Located in the heart of Benagil, this property is a rare opportunity for those looking to invest in one of the Algarve's most sought-after areas. With a generous plot of 881m² and an existing construction of 227m², the villa has already had a PIP approved for an extension of up to 483m², allowing for the construction o

Location

📍 37.0853°N, 8.4283°W

· Lagoa/Carvoeiro, Algarve, Portugal

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Lagoa/Carvoeiro / Central Algarve

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

Inventory
2 Beds
Bathrooms
3 Baths
Built Area
227 m²
Land Plot
881 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 0.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score59
GradeB
Brixfox Intelligence
59BStrong
Score Breakdown
ROI & Yield65%
Capital Growth62%
Risk Profile61%
Market Demand59%

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
+5.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$552K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
0.4%
$663/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
14 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
—
Rental only

Property details

Year built: 1935
Energy: In process
Condition: needs-renovation

Description

Located in the heart of Benagil, this property is a rare opportunity for those looking to invest in one of the Algarve's most sought-after areas. With a generous plot of 881m² and an existing construction of 227m², the villa has already had a PIP approved for an extension of up to 483m², allowing for the construction o

Income Breakdown

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Nightly Rate (ADR)
$206/night
50% ($95)Brixfox estimate($206/night)200% ($378)
Occupancy
30%
10%Brixfox estimate(30%)100%

Short-Term Rental

Yearly income
$7,957
Airbnb data$206/night · 30% occupancy
Rental income
$206/night · 30% occ.
$22,614
Running costs (20%)
Utilities, cleaning, maintenance
-$4,523
Income tax (10%)
Indonesian rental income tax
-$6,332
Property tax
Annual property tax
-$3,802
Net income
0.4% ROI
$7,957

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$2,172,826
IMT (transfer tax, investment schedule)$162,962
Imposto de Selo (stamp duty)$17,383
Notary & registration$1,359
Legal / due diligence$32,592
Total acquisition costs$214,296
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$222,065
($172,717–$271,413)
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$18,315
All-in investment$2,627,502

Gross yield (asking)

1.0%

True gross yield (all-in)

0.9%

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.

$8.1M$6.0M$4.0M$2.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $2.0M
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 17: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.4M
+22%
Rental Income
+$39K
Total Position
$2.5M
+24%
4.3%/yr
Year 10
Capital Value
$3.0M
+48%
Rental Income
+$84K
Total Position
$3.0M
+52%
4.3%/yr
Year 20
Capital Value
$4.4M
+119%
Rental Income
+$197K
Total Position
$4.6M
+129%
4.2%/yr
Year 30
Capital Value
$6.5M
+224%
Rental Income
+$348K
Total Position
$6.8M
+242%
4.2%/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
0.4% annual return
Occupancy
Weak
30% average occupancy
Nightly Rate
Good
$189 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Strong
881 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Generous 881 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 0.4% 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.
0.5%
$996/mo
current
40% occ.
0.8%
$1,433/mo
30% occ.
0.6%
$1,002/mo
current
40% occ.
0.8%
$1,440/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.