Detached house, Quinta dos Salicos, Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro
Detached house, Quinta dos Salicos, Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro — image 2Detached house, Quinta dos Salicos, Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro — image 3Detached house, Quinta dos Salicos, Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro — image 4Detached house, Quinta dos Salicos, Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro — image 5
Grade B+villaluxury

Detached house, Quinta dos Salicos, Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro

Lagoa/Carvoeiro · Central Algarve ·

€2.2M

Asking Price (EUR)

2.3%

True Net Yield (Owner, all-in)

1.6%

True Net Yield (Managed, all-in)

3.6%

True Gross Yield

42%

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: €87,599/yr
Average Daily Rate: €574
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 30.8 years
5-yr Capital Value: €2.9M
10-yr Capital Value: €3.5M
Brixfox Score: 69.9 / 100
Comparable Properties: 6
Data Confidence: 71%
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

+12.7% over asking

Asking price€2.2M
IMT — Property transfer tax (investment schedule)€162,750
IS — Stamp duty (0.8%)€17,360
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€32,550
Total acquisition costs€213,910
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€62,150
All-in investment (incl. renovation & furnishing)€2.4M

Gross yield (asking price)

4.0%

True gross yield (all-in)

3.6%

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: 4
Bathrooms: 5
Building: 252 m²
Land: 2260 m²
Style: modern
Condition: new-build
Year Built: 2024
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large format windowsinfinity edge poolmulti-level outdoor spacesopen-plan living

Score Breakdown

ROI
11.61
Visual Appeal
15.6
Ownership Security
13
Location
10.56
Land & Space
12
Rental Demand
4.18
Payback Speed
0
STR Suitability
3

Description

Four bedroom villa currently being built to a high specification. The property has four ensuite bedrooms, two located on the ground floor and two upstairs. High range fully fitted and equipped kitchen and bathrooms. All bathrooms with private outdoor shower for the hot summer days. Custom wardrobes with integrated ligh

Location

📍 37.1112°N, 8.4383°W

· Lagoa/Carvoeiro, Algarve, Portugal

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Idealista.pt
Lagoa/Carvoeiro / Central Algarve

Detached house, Quinta dos Salicos, Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro

Inventory
4 Beds
Bathrooms
5 Baths
Built Area
252 m²
Land Plot
2260 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 2.6% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score70
GradeB+
Brixfox Intelligence
70B+Strong
Score Breakdown
ROI & Yield77%
Capital Growth74%
Risk Profile72%
Market Demand70%

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
+8.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$600K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.6%
$5,169/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
38.0 yr
Rental only

Property details

Year built: 2024
Energy: A
Condition: new-build

Description

Four bedroom villa currently being built to a high specification. The property has four ensuite bedrooms, two located on the ground floor and two upstairs. High range fully fitted and equipped kitchen and bathrooms. All bathrooms with private outdoor shower for the hot summer days. Custom wardrobes with integrated ligh

Income Breakdown

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Nightly Rate (ADR)
$834/night
50% ($384)Brixfox estimate($834/night)200% ($1535)
Occupancy
42%
10%Brixfox estimate(42%)100%

Short-Term Rental

Yearly income
$62,026
Airbnb data$834/night · 42% occupancy
Rental income
$834/night · 42% occ.
$127,218
Running costs (20%)
Utilities, cleaning, maintenance
-$25,444
Income tax (10%)
Indonesian rental income tax
-$35,621
Property tax
Annual property tax
-$4,128
Net income
2.6% ROI
$62,026

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$2,358,696
IMT (transfer tax, investment schedule)$176,902
Imposto de Selo (stamp duty)$18,870
Notary & registration$1,359
Legal / due diligence$35,380
Total acquisition costs$232,511
RenovationMove-in ready
Furnishing & STR launch
4bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$65,380
All-in investment$2,656,587

Gross yield (asking)

5.4%

True gross yield (all-in)

4.8%

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.

$11.2M$8.4M$5.6M$2.8M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $2.2M
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 26: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.6M
+22%
Rental Income
+$303K
Total Position
$2.9M
+36%
6.3%/yr
Year 10
Capital Value
$3.2M
+48%
Rental Income
+$654K
Total Position
$3.9M
+78%
5.9%/yr
Year 20
Capital Value
$4.8M
+119%
Rental Income
+$1.5M
Total Position
$6.3M
+190%
5.5%/yr
Year 30
Capital Value
$7.0M
+224%
Rental Income
+$2.7M
Total Position
$9.8M
+349%
5.1%/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
2.6% annual return
Occupancy
Weak
42% average occupancy
Nightly Rate
Strong
$768 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
2260 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $768 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 2260 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.6% 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.
2.5%
$4,985/mo
40% occ.
3.4%
$6,762/mo
42% occ.
3.6%
$7,078/mo
current
52% occ.
4.5%
$8,854/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.