Detached house in
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Grade Avillaluxury

Detached house in

Lagoa/Carvoeiro · Central Algarve ·

€2.1M

Asking Price (EUR)

Limited comps — indicative only

Revenue projections are based on limited comparable data (2 comps, 54% confidence).

4.9%

True Net Yield (Owner, all-in)

3.4%

True Net Yield (Managed, all-in)

7.5%

True Gross Yield

45%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 months ago and is currently at 17% 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: €180,907/yr
Average Daily Rate: €1110
+26.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 14.5 years
5-yr Capital Value: €2.8M
10-yr Capital Value: €3.4M
Brixfox Score: 78.6 / 100
Comparable Properties: 2
Data Confidence: 54%
Search Radius: 10 km

True Investment Cost

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

€2.4M

+14.5% over asking

Asking price€2.1M
IMT — Property transfer tax (investment schedule)€157,500
IS — Stamp duty (0.8%)€16,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€31,500
Total acquisition costs€207,050
Renovation€0 — move-in ready
Furnishing & STR launch (8bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€97,550
All-in investment (incl. renovation & furnishing)€2.4M

Gross yield (asking price)

8.6%

True gross yield (all-in)

7.5%

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: 8
Bathrooms: 4
Building: 343 m²
Land: 13710 m²
Style: portuguese-traditional
Condition: excellent
Year Built: 1996
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large private pool area with artificial grassspacious outdoor lounging areastraditional Portuguese tile accentslarge open-plan living and dining areamultiple balconies/terraces

Score Breakdown

ROI
18.38
Visual Appeal
14.2
Ownership Security
13
Location
10.56
Land & Space
12
Rental Demand
4.46
Payback Speed
3
STR Suitability
3

Description

Make your dreams come true with this amazing 5 bedroom villa! Located near Praia da Marinha, this 13,710 sqm large plot boasts of incredible leisure areas with a swimming pool, football pitch, fruit trees and various outdoor terraces and an outdoor dining area with BBQ and pizza oven. On the ground floor the property

Location

📍 37.0940°N, 8.4720°W

· Lagoa/Carvoeiro, Algarve, Portugal

View on Divine Home Real Estate Portugal →Also on Idealista.pt
Idealista.pt
Lagoa/Carvoeiro / Central Algarve

Detached house in

Inventory
8 Beds
Bathrooms
4 Baths
Built Area
343 m²
Land Plot
13710 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 5.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score79
GradeA
Brixfox Intelligence
79AExcellent
Score Breakdown
ROI & Yield87%
Capital Growth83%
Risk Profile80%
Market Demand79%

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
+11.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$580K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.8%
$10,994/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
17.3 yr
Rental only

Property details

Year built: 1996
Energy: C
Condition: excellent

Description

Make your dreams come true with this amazing 5 bedroom villa! Located near Praia da Marinha, this 13,710 sqm large plot boasts of incredible leisure areas with a swimming pool, football pitch, fruit trees and various outdoor terraces and an outdoor dining area with BBQ and pizza oven. On the ground floor the property

Income Breakdown

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Nightly Rate (ADR)
$1,604/night
50% ($738)Brixfox estimate($1,604/night)200% ($2951)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$131,925
Airbnb data$1,604/night · 45% occupancy
Rental income
$1,604/night · 45% occ.
$261,384
Running costs (20%)
Utilities, cleaning, maintenance
-$52,277
Income tax (10%)
Indonesian rental income tax
-$73,187
Property tax
Annual property tax
-$3,995
Net income
5.8% ROI
$131,925

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$2,282,609
IMT (transfer tax, investment schedule)$171,196
Imposto de Selo (stamp duty)$18,261
Notary & registration$1,359
Legal / due diligence$34,239
Total acquisition costs$225,054
RenovationMove-in ready
Furnishing & STR launch
8bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$103,859
All-in investment$2,611,522

Gross yield (asking)

11.5%

True gross yield (all-in)

10.0%

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.

$14.5M$10.9M$7.2M$3.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $2.1M
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 15: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.6M
+22%
Rental Income
+$644K
Total Position
$3.2M
+52%
8.8%/yr
Year 10
Capital Value
$3.1M
+48%
Rental Income
+$1.4M
Total Position
$4.5M
+114%
7.9%/yr
Year 20
Capital Value
$4.6M
+119%
Rental Income
+$3.3M
Total Position
$7.9M
+274%
6.8%/yr
Year 30
Capital Value
$6.8M
+224%
Rental Income
+$5.8M
Total Position
$12.6M
+499%
6.2%/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
Good
5.8% annual return
Occupancy
Weak
45% average occupancy
Nightly Rate
Strong
$1476 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
13710 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1476 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 13710 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 45% — factor in seasonal gaps

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
5.2%
$9,912/mo
40% occ.
7.0%
$13,327/mo
45% occ.
7.8%
$14,915/mo
current
55% occ.
9.6%
$18,329/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.