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

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

Lagoa/Carvoeiro · Central Algarve ·

€1.5M

Asking Price (EUR)

2.0%

True Net Yield (Owner, all-in)

1.4%

True Net Yield (Managed, all-in)

3.0%

True Gross Yield

36%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.3 months ago and is currently at 11% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.73, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €51,320/yr
Average Daily Rate: €386
Payback Period: 35.5 years
5-yr Capital Value: €2.0M
10-yr Capital Value: €2.4M
Brixfox Score: 60.5 / 100
Comparable Properties: 4
Data Confidence: 67%
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

+13.4% over asking

Asking price€1.5M
IMT — Property transfer tax (investment schedule)€112,500
IS — Stamp duty (0.8%)€12,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€22,500
Total acquisition costs€148,250
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€53,300
All-in investment (incl. renovation & furnishing)€1.7M

Gross yield (asking price)

3.4%

True gross yield (all-in)

3.0%

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
Bathrooms: 3
Building: 5120 m²
Land: 5120 m²
Style: portuguese-traditional
Condition: excellent
Year Built: 1989
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity-edge poolmodern extension with large windowstraditional Portuguese architecture with modern interior updates

Score Breakdown

ROI
11.01
Visual Appeal
10
Ownership Security
13
Location
10.56
Land & Space
9.33
Rental Demand
3.64
Payback Speed
0
STR Suitability
3

Description

Located in Caramujeira, a premium area of the Algarve, very central, and... only about 1.8 km from the distinguished and award-winning Praia da Marinha. 5,120 m2 of pure tranquility, with unobstructed views and the scent of the sea. Detached house in a sparsely populated area, fully renovated in 2024, adapted to the

Location

📍 37.1054°N, 8.4167°W

· Lagoa/Carvoeiro, Algarve, Portugal

View on KW Flash Algarve - Barlavento →Also on Idealista.pt
Idealista.pt
Lagoa/Carvoeiro / Central Algarve

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

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
5120 m²
Land Plot
5120 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 2.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score61
GradeB
Brixfox Intelligence
61BStrong
Score Breakdown
ROI & Yield67%
Capital Growth64%
Risk Profile63%
Market Demand61%

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
+7.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$414K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.3%
$3,064/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
44.3 yr
Rental only

Property details

Year built: 1989
Energy: C
Condition: excellent

Description

Located in Caramujeira, a premium area of the Algarve, very central, and... only about 1.8 km from the distinguished and award-winning Praia da Marinha. 5,120 m2 of pure tranquility, with unobstructed views and the scent of the sea. Detached house in a sparsely populated area, fully renovated in 2024, adapted to the

Income Breakdown

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Nightly Rate (ADR)
$574/night
50% ($264)Brixfox estimate($574/night)200% ($1055)
Occupancy
36%
10%Brixfox estimate(36%)100%

Short-Term Rental

Yearly income
$36,774
Airbnb data$574/night · 36% occupancy
Rental income
$574/night · 36% occ.
$76,205
Running costs (20%)
Utilities, cleaning, maintenance
-$15,241
Income tax (10%)
Indonesian rental income tax
-$21,338
Property tax
Annual property tax
-$2,853
Net income
2.3% ROI
$36,774

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$1,630,435
IMT (transfer tax, investment schedule)$122,283
Imposto de Selo (stamp duty)$13,043
Notary & registration$1,359
Legal / due diligence$24,457
Total acquisition costs$161,141
RenovationMove-in ready
Furnishing & STR launch
3bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$55,761
All-in investment$1,847,337

Gross yield (asking)

4.7%

True gross yield (all-in)

4.1%

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.

$7.4M$5.6M$3.7M$1.9M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.5M
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 29: 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
$1.8M
+22%
Rental Income
+$180K
Total Position
$2.0M
+34%
6.0%/yr
Year 10
Capital Value
$2.2M
+48%
Rental Income
+$388K
Total Position
$2.6M
+74%
5.7%/yr
Year 20
Capital Value
$3.3M
+119%
Rental Income
+$909K
Total Position
$4.2M
+180%
5.3%/yr
Year 30
Capital Value
$4.9M
+224%
Rental Income
+$1.6M
Total Position
$6.5M
+332%
5.0%/yr

Location

Lagoa/Carvoeiro

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.3% annual return
Occupancy
Weak
36% average occupancy
Nightly Rate
Strong
$528 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
5120 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $528 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 5120 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.3% 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%
$3,426/mo
40% occ.
3.4%
$4,647/mo
36% occ.
3.1%
$4,208/mo
current
46% occ.
4.0%
$5,429/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.