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 B+villamid-range

Detached house in Mexilhoeira da Carregação, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve ·

€1.6M

Asking Price (EUR)

3.2%

True Net Yield (Owner, all-in)

2.2%

True Net Yield (Managed, all-in)

4.9%

True Gross Yield

29%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €90,894/yr
Average Daily Rate: €857
Payback Period: 21.7 years
5-yr Capital Value: €2.1M
10-yr Capital Value: €2.6M
Brixfox Score: 68 / 100
Comparable Properties: 6
Data Confidence: 59%
Search Radius: 6 km

True Investment Cost

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

€1.9M

+15.7% over asking

Asking price€1.6M
IMT — Property transfer tax (investment schedule)€120,000
IS — Stamp duty (0.8%)€12,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€24,000
Total acquisition costs€158,050
Renovation (est. €55/m² × 759 m²)
Light touch-ups — paint, fixtures, deep clean.		€41,745
(€22,770–€60,720)
Furnishing & STR launch (6bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€50,750
All-in investment (incl. renovation & furnishing)€1.9M

Gross yield (asking price)

5.7%

True gross yield (all-in)

4.9%

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: 6
Bathrooms: 6
Building: 759 m²
Land: 4920 m²
Style: portuguese-traditional
Condition: good
Year Built: 2023
Energy Certificate: D
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

pink exterior facadewisteria-covered pergolashaped swimming poollarge outdoor terrace

Score Breakdown

ROI
14.87
Visual Appeal
12.8
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
2.91
Payback Speed
1
STR Suitability
3

Description

rrr.

Location

📍 37.1442°N, 8.5001°W

· Lagoa/Carvoeiro, Algarve, Portugal

View on KW Flash Algarve - Barlavento →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
759 m²
Land Plot
4920 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 3.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score68
GradeB+
Brixfox Intelligence
68B+Strong
Score Breakdown
ROI & Yield75%
Capital Growth71%
Risk Profile70%
Market Demand68%

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
+9.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$442K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.8%
$5,515/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
26.3 yr
Rental only

Property details

Year built: 2023
Energy: D
Condition: good

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$1,255/night
50% ($577)Brixfox estimate($1,255/night)200% ($2309)
Occupancy
29%
10%Brixfox estimate(29%)100%

Short-Term Rental

Yearly income
$66,180
Airbnb data$1,255/night · 29% occupancy
Rental income
$1,255/night · 29% occ.
$133,123
Running costs (20%)
Utilities, cleaning, maintenance
-$26,625
Income tax (10%)
Indonesian rental income tax
-$37,274
Property tax
Annual property tax
-$3,043
Net income
3.8% ROI
$66,180

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$1,739,130
IMT (transfer tax, investment schedule)$130,435
Imposto de Selo (stamp duty)$13,913
Notary & registration$1,359
Legal / due diligence$26,087
Total acquisition costs$171,793
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$45,375
($24,750–$66,000)
Furnishing & STR launch
6bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$52,989
All-in investment$2,009,288

Gross yield (asking)

7.7%

True gross yield (all-in)

6.6%

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.

$9.3M$7.0M$4.6M$2.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.6M
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 20: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.9M
+22%
Rental Income
+$323K
Total Position
$2.3M
+42%
7.2%/yr
Year 10
Capital Value
$2.4M
+48%
Rental Income
+$698K
Total Position
$3.1M
+92%
6.7%/yr
Year 20
Capital Value
$3.5M
+119%
Rental Income
+$1.6M
Total Position
$5.1M
+221%
6.0%/yr
Year 30
Capital Value
$5.2M
+224%
Rental Income
+$2.9M
Total Position
$8.1M
+405%
5.5%/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
Average
3.8% annual return
Occupancy
Weak
29% average occupancy
Nightly Rate
Strong
$1154 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
4920 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1154 — positioned in the top tier
Generous 4920 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 3.8% is near 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.
5.4%
$7,760/mo
current
40% occ.
7.2%
$10,432/mo
29% occ.
5.2%
$7,512/mo
current
39% occ.
7.0%
$10,183/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.