Detached house in Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro
Detached house in Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro — image 2Detached house in Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro — image 3Detached house in Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro — image 4Detached house in Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro — image 5
Grade Bvillabudget

Detached house in Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro

Lagoa/Carvoeiro · Central Algarve ·

€1.3M

Asking Price (EUR)

2.1%

True Net Yield (Owner, all-in)

1.5%

True Net Yield (Managed, all-in)

3.3%

True Gross Yield

52%

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: €54,857/yr
Average Daily Rate: €286
-21.0% vs area baselineImage quality 3/10 (-12%), Portuguese-traditional style (+5%), No pool (-12%), Has view (+10%), Budget finish (-12%)
Payback Period: 28.3 years
5-yr Capital Value: €1.6M
10-yr Capital Value: €2.0M
Brixfox Score: 59.4 / 100
Comparable Properties: 20
Data Confidence: 95%
Search Radius: 2 km

True Investment Cost

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

€1.7M

+34.1% over asking

Asking price€1.3M
IMT — Property transfer tax (investment schedule)€93,750
IS — Stamp duty (0.8%)€10,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€18,750
Total acquisition costs€123,750
Renovation (est. €900/m² × 312 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€280,800
(€218,400–€343,200)
Furnishing & STR launch (3bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€22,200
All-in investment (incl. renovation & furnishing)€1.7M

Gross yield (asking price)

4.4%

True gross yield (all-in)

3.3%

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: 3
Building: 312 m²
Land: 23340 m²
Style: portuguese-traditional
Condition: needs-renovation
Year Built: 1950
Energy Certificate: Exempt
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
12
Visual Appeal
3.6
Ownership Security
13
Location
10.56
Land & Space
12
Rental Demand
5.25
Payback Speed
0
STR Suitability
3

Description

Fantastic property in Carvoeiro! With two detached houses that can be restored, providing enormous potential to build the home of your dreams. Set on a plot of land with 23,340m², with a stunning view of the sea and the mountains. Located in a privileged area, this land offers a calm and peaceful atmosphere, surround

Location

📍 37.1019°N, 8.4482°W

· Lagoa/Carvoeiro, Algarve, Portugal

View on Sortami - Mediação Imobiliária, Lda. →Also on Idealista.pt
Idealista.pt
Lagoa/Carvoeiro / Central Algarve

Detached house in Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro

Inventory
3 Beds
Bathrooms
0 Baths
Built Area
312 m²
Land Plot
23340 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 2.9% 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
+8.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$345K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.9%
$3,255/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
34.8 yr
Rental only

Property details

Year built: 1950
Energy: Exempt
Condition: needs-renovation

Description

Fantastic property in Carvoeiro! With two detached houses that can be restored, providing enormous potential to build the home of your dreams. Set on a plot of land with 23,340m², with a stunning view of the sea and the mountains. Located in a privileged area, this land offers a calm and peaceful atmosphere, surround

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$416/night
50% ($191)Brixfox estimate($416/night)200% ($765)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$39,060
Airbnb data$416/night · 52% occupancy
Rental income
$416/night · 52% occ.
$79,688
Running costs (20%)
Utilities, cleaning, maintenance
-$15,938
Income tax (10%)
Indonesian rental income tax
-$22,313
Property tax
Annual property tax
-$2,378
Net income
2.9% ROI
$39,060

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$1,358,696
IMT (transfer tax, investment schedule)$101,902
Imposto de Selo (stamp duty)$10,870
Notary & registration$1,359
Legal / due diligence$20,380
Total acquisition costs$134,511
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$305,217
($237,391–$373,043)
Furnishing & STR launch
3bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$21,957
All-in investment$1,820,380

Gross yield (asking)

5.9%

True gross yield (all-in)

4.4%

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.

$6.6M$5.0M$3.3M$1.7M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.3M
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 25: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.5M
+22%
Rental Income
+$191K
Total Position
$1.7M
+37%
6.5%/yr
Year 10
Capital Value
$1.9M
+48%
Rental Income
+$412K
Total Position
$2.3M
+81%
6.1%/yr
Year 20
Capital Value
$2.7M
+119%
Rental Income
+$966K
Total Position
$3.7M
+196%
5.6%/yr
Year 30
Capital Value
$4.1M
+224%
Rental Income
+$1.7M
Total Position
$5.8M
+361%
5.2%/yr

Location

Lagoa/Carvoeiro

Central Algarve, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.9% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Strong
$383 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Strong
23340 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $383 — positioned in the top tier
Generous 23340 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 2.9% 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

32% occ.
2.4%
$2,679/mo
42% occ.
3.1%
$3,565/mo
52% occ.
3.9%
$4,450/mo
current
62% occ.
4.7%
$5,336/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.