Terraced house in Bela Vista, Estômbar e Parchal
Terraced house in Bela Vista, Estômbar e Parchal — image 2Terraced house in Bela Vista, Estômbar e Parchal — image 3Terraced house in Bela Vista, Estômbar e Parchal — image 4Terraced house in Bela Vista, Estômbar e Parchal — image 5
Grade B+villamid-range

Terraced house in Bela Vista, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve ·

€950,000

Asking Price (EUR)

5.0%

True Net Yield (Owner, all-in)

3.4%

True Net Yield (Managed, all-in)

7.7%

True Gross Yield

52%

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: €83,286/yr
Average Daily Rate: €441
Payback Period: 14.1 years
5-yr Capital Value: €1.2M
10-yr Capital Value: €1.5M
Brixfox Score: 71.3 / 100
Comparable Properties: 5
Data Confidence: 59%
Search Radius: 3 km

True Investment Cost

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

€1.1M

+14.2% over asking

Asking price€950,000
IMT — Property transfer tax (investment schedule)€57,000
IS — Stamp duty (0.8%)€7,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€14,250
Total acquisition costs€80,100
Renovation (est. €55/m² × 270 m²)
Light touch-ups — paint, fixtures, deep clean.		€14,850
(€8,100–€21,600)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€40,050
All-in investment (incl. renovation & furnishing)€1.1M

Gross yield (asking price)

8.8%

True gross yield (all-in)

7.7%

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: 4
Bathrooms: 4
Building: 270 m²
Land: 480 m²
Style: portuguese-traditional
Condition: good
Year Built: 2005
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

private outdoor poolcovered outdoor dining areasolar panels

Score Breakdown

ROI
18.72
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
10.05
Rental Demand
5.18
Payback Speed
3
STR Suitability
3

Description

4 bedroom villa with swimming pool in Bela Vista - Lagoa. Comprises 4 bedrooms, fitted wardrobes, 4 bathrooms (2 en suite). Ground floor, with lounge, bathroom, fully equipped kitchen with pantry, dining room, bedroom with en suite bathroom and garage. 1st floor, with 3 bedrooms, 2 bathrooms (one en suite), balconies

Location

📍 37.1315°N, 8.5052°W

· Lagoa/Carvoeiro, Algarve, Portugal

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

Terraced house in Bela Vista, Estômbar e Parchal

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
270 m²
Land Plot
480 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 6.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score71
GradeB+
Brixfox Intelligence
71B+Strong
Score Breakdown
ROI & Yield78%
Capital Growth75%
Risk Profile72%
Market Demand71%

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.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+11.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$262K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.0%
$5,134/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
16.8 yr
Rental only

Property details

Year built: 2005
Energy: C
Condition: good

Description

4 bedroom villa with swimming pool in Bela Vista - Lagoa. Comprises 4 bedrooms, fitted wardrobes, 4 bathrooms (2 en suite). Ground floor, with lounge, bathroom, fully equipped kitchen with pantry, dining room, bedroom with en suite bathroom and garage. 1st floor, with 3 bedrooms, 2 bathrooms (one en suite), balconies

Income Breakdown

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Nightly Rate (ADR)
$646/night
50% ($297)Brixfox estimate($646/night)200% ($1188)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$61,613
Airbnb data$646/night · 52% occupancy
Rental income
$646/night · 52% occ.
$121,961
Running costs (20%)
Utilities, cleaning, maintenance
-$24,392
Income tax (10%)
Indonesian rental income tax
-$34,149
Property tax
Annual property tax
-$1,807
Net income
6.0% ROI
$61,613

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$1,032,609
IMT (transfer tax, investment schedule)$61,957
Imposto de Selo (stamp duty)$8,261
Notary & registration$1,359
Legal / due diligence$15,489
Total acquisition costs$87,065
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$16,141
($8,804–$23,478)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$41,359
All-in investment$1,177,174

Gross yield (asking)

11.8%

True gross yield (all-in)

10.4%

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: $950K
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 14: 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
$1.2M
+22%
Rental Income
+$301K
Total Position
$1.5M
+53%
8.9%/yr
Year 10
Capital Value
$1.4M
+48%
Rental Income
+$650K
Total Position
$2.1M
+116%
8.0%/yr
Year 20
Capital Value
$2.1M
+119%
Rental Income
+$1.5M
Total Position
$3.6M
+279%
6.9%/yr
Year 30
Capital Value
$3.1M
+224%
Rental Income
+$2.7M
Total Position
$5.8M
+508%
6.2%/yr

Location

Lagoa/Carvoeiro

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.0% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Strong
$594 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Good
480 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $594 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 52% — 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

32% occ.
4.9%
$4,215/mo
42% occ.
6.5%
$5,589/mo
52% occ.
8.1%
$6,964/mo
current
62% occ.
9.7%
$8,338/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.