Detached house in Mexilhoeira da Carregação, Estômbar e Parchal
Detached house in Mexilhoeira da Carregação, Estômbar e Parchal — image 2Detached house in Mexilhoeira da Carregação, Estômbar e Parchal — image 3Detached house in Mexilhoeira da Carregação, Estômbar e Parchal — image 4Detached house in Mexilhoeira da Carregação, Estômbar e Parchal — image 5
Grade C+villabudget

Detached house in Mexilhoeira da Carregação, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve ·

€1.3M

Asking Price (EUR)

1.2%

True Net Yield (Owner, all-in)

0.8%

True Net Yield (Managed, all-in)

1.8%

True Gross Yield

32%

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: €41,962/yr
Average Daily Rate: €362
-51.0% vs area baselineImage quality 3/10 (-12%), Dated style (-15%), No pool (-12%), Budget finish (-12%)
Payback Period: 38.5 years
5-yr Capital Value: €1.7M
10-yr Capital Value: €2.1M
Brixfox Score: 54.9 / 100
Comparable Properties: 6
Data Confidence: 58%
Search Radius: 6 km

True Investment Cost

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

€2.4M

+81.6% over asking

Asking price€1.3M
IMT — Property transfer tax (investment schedule)€97,500
IS — Stamp duty (0.8%)€10,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€19,500
Total acquisition costs€128,650
Renovation (est. €900/m² × 1000 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€900,000
(€700,000–€1.1M)
Furnishing & STR launch (6bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,250
All-in investment (incl. renovation & furnishing)€2.4M

Gross yield (asking price)

3.2%

True gross yield (all-in)

1.8%

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: 6
Bathrooms: 6
Building: 1000 m²
Land: 4040 m²
Style: dated
Condition: needs-renovation
Year Built: 1993
Energy Certificate: G

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
10.7
Visual Appeal
4.6
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
3.18
Payback Speed
0
STR Suitability
3

Description

Set of house and 4 plots with 4040m2 - Investment Opportunity We present an excellent set of four plots located in Calvário, Estômbar, with a total of 4040m2, ideal for projects to build new flats or villas. The sum of the available building areas offers vast potential for property development, meeting the needs of t

Location

📍 37.1440°N, 8.4977°W

· Lagoa/Carvoeiro, Algarve, Portugal

View on Famous Group Real Estate →Also on Idealista.pt
Idealista.pt
Lagoa/Carvoeiro / Central Algarve

Detached house in Mexilhoeira da Carregação, Estômbar e Parchal

Inventory
6 Beds
Bathrooms
6 Baths
Built Area
1000 m²
Land Plot
4040 m²
Tenure
Freehold
Yield Curve Status

Grade C+ investment — short-term rental yields 2.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score55
GradeC+
Brixfox Intelligence
55C+Moderate
Score Breakdown
ROI & Yield61%
Capital Growth58%
Risk Profile57%
Market Demand55%

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
+7.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$359K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.1%
$2,435/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
48.4 yr
Rental only

Property details

Year built: 1993
Energy: G
Condition: needs-renovation

Description

Set of house and 4 plots with 4040m2 - Investment Opportunity We present an excellent set of four plots located in Calvário, Estômbar, with a total of 4040m2, ideal for projects to build new flats or villas. The sum of the available building areas offers vast potential for property development, meeting the needs of t

Income Breakdown

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Nightly Rate (ADR)
$526/night
50% ($242)Brixfox estimate($526/night)200% ($967)
Occupancy
32%
10%Brixfox estimate(32%)100%

Short-Term Rental

Yearly income
$29,219
Airbnb data$526/night · 32% occupancy
Rental income
$526/night · 32% occ.
$60,946
Running costs (20%)
Utilities, cleaning, maintenance
-$12,189
Income tax (10%)
Indonesian rental income tax
-$17,065
Property tax
Annual property tax
-$2,473
Net income
2.1% ROI
$29,219

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$1,413,043
IMT (transfer tax, investment schedule)$105,978
Imposto de Selo (stamp duty)$11,304
Notary & registration$1,359
Legal / due diligence$21,196
Total acquisition costs$139,837
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$978,261
($760,870–$1,195,652)
Furnishing & STR launch
6bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$32,880
All-in investment$2,564,022

Gross yield (asking)

4.3%

True gross yield (all-in)

2.4%

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.

$6.3M$4.7M$3.2M$1.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x 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.
2x return
Year 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.6M
+22%
Rental Income
+$143K
Total Position
$1.7M
+33%
5.8%/yr
Year 10
Capital Value
$1.9M
+48%
Rental Income
+$308K
Total Position
$2.2M
+72%
5.6%/yr
Year 20
Capital Value
$2.8M
+119%
Rental Income
+$722K
Total Position
$3.6M
+175%
5.2%/yr
Year 30
Capital Value
$4.2M
+224%
Rental Income
+$1.3M
Total Position
$5.5M
+323%
4.9%/yr

Location

Lagoa/Carvoeiro

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.1% annual return
Occupancy
Weak
32% average occupancy
Nightly Rate
Strong
$483 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Strong
4040 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $483 — positioned in the top tier
Generous 4040 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 2.1% 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.
2.7%
$3,151/mo
40% occ.
3.6%
$4,270/mo
32% occ.
2.8%
$3,349/mo
current
42% occ.
3.8%
$4,468/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.