House in Mexilhoeira da Carregação, Estômbar e Parchal
House in Mexilhoeira da Carregação, Estômbar e Parchal — image 2House in Mexilhoeira da Carregação, Estômbar e Parchal — image 3House in Mexilhoeira da Carregação, Estômbar e Parchal — image 4House in Mexilhoeira da Carregação, Estômbar e Parchal — image 5
Grade Bvillamid-range

House in Mexilhoeira da Carregação, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve ·

€1.6M

Asking Price (EUR)

1.4%

True Net Yield (Owner, all-in)

0.9%

True Net Yield (Managed, all-in)

2.1%

True Gross Yield

27%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.4 months ago and is currently at 12% 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: €38,361/yr
Average Daily Rate: €392
Payback Period: 51.0 years
5-yr Capital Value: €2.1M
10-yr Capital Value: €2.6M
Brixfox Score: 61.7 / 100
Comparable Properties: 7
Data Confidence: 66%
Search Radius: 4 km

True Investment Cost

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

€1.8M

+15.3% 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 (5bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€45,400
All-in investment (incl. renovation & furnishing)€1.8M

Gross yield (asking price)

2.4%

True gross yield (all-in)

2.1%

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: 5
Bathrooms: 5
Building: 759 m²
Land: 4920 m²
Style: portuguese-traditional
Condition: good
Year Built: 1999
Energy Certificate: D
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large outdoor terrace with pergolamultiple levels of outdoor spacetraditional Portuguese architecture with pink facade

Score Breakdown

ROI
9.81
Visual Appeal
12.8
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
2.68
Payback Speed
0
STR Suitability
3

Description

House T5 | Land 4.920m² | Fruit trees | Water Hole | 5 Car Garage | Swimming Pool | Calvary | Property with 4,920 m², a true oasis of tranquility, with a spacious villa of 758.93 m², this property offers comfort, privacy and a connection with nature. Land: 4,920 m² full of various fruit trees (zapote, loquat trees,

Location

📍 37.1481°N, 8.4931°W

· Lagoa/Carvoeiro, Algarve, Portugal

View on BP Algarve Realty →Also on Idealista.pt
Idealista.pt
Lagoa/Carvoeiro / Central Algarve

House in Mexilhoeira da Carregação, Estômbar e Parchal

Inventory
5 Beds
Bathrooms
5 Baths
Built Area
759 m²
Land Plot
4920 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 1.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score62
GradeB
Brixfox Intelligence
62BStrong
Score Breakdown
ROI & Yield68%
Capital Growth65%
Risk Profile64%
Market Demand62%

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
+7.0%
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
1.5%
$2,201/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
65.9 yr
Rental only

Property details

Year built: 1999
Energy: D
Condition: good

Description

House T5 | Land 4.920m² | Fruit trees | Water Hole | 5 Car Garage | Swimming Pool | Calvary | Property with 4,920 m², a true oasis of tranquility, with a spacious villa of 758.93 m², this property offers comfort, privacy and a connection with nature. Land: 4,920 m² full of various fruit trees (zapote, loquat trees,

Income Breakdown

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Nightly Rate (ADR)
$578/night
50% ($266)Brixfox estimate($578/night)200% ($1064)
Occupancy
27%
10%Brixfox estimate(27%)100%

Short-Term Rental

Yearly income
$26,409
Airbnb data$578/night · 27% occupancy
Rental income
$578/night · 27% occ.
$56,640
Running costs (20%)
Utilities, cleaning, maintenance
-$11,328
Income tax (10%)
Indonesian rental income tax
-$15,859
Property tax
Annual property tax
-$3,043
Net income
1.5% ROI
$26,409

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
5bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$47,174
All-in investment$2,003,473

Gross yield (asking)

3.3%

True gross yield (all-in)

2.8%

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.

$7.3M$5.5M$3.6M$1.8M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x 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.
2x return
Year 15: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.9M
+22%
Rental Income
+$129K
Total Position
$2.1M
+30%
5.3%/yr
Year 10
Capital Value
$2.4M
+48%
Rental Income
+$279K
Total Position
$2.6M
+65%
5.2%/yr
Year 20
Capital Value
$3.5M
+119%
Rental Income
+$653K
Total Position
$4.2M
+160%
4.9%/yr
Year 30
Capital Value
$5.2M
+224%
Rental Income
+$1.2M
Total Position
$6.3M
+297%
4.7%/yr

Location

Lagoa/Carvoeiro

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
1.5% annual return
Occupancy
Weak
27% average occupancy
Nightly Rate
Strong
$532 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 $532 — 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 1.5% 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.
2.4%
$3,441/mo
40% occ.
3.2%
$4,672/mo
27% occ.
2.1%
$3,050/mo
current
37% occ.
3.0%
$4,282/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.