Terraced house in Mexilhoeira da Carregação, Estômbar e Parchal
Terraced house in Mexilhoeira da Carregação, Estômbar e Parchal — image 2Terraced house in Mexilhoeira da Carregação, Estômbar e Parchal — image 3Terraced house in Mexilhoeira da Carregação, Estômbar e Parchal — image 4Terraced house in Mexilhoeira da Carregação, Estômbar e Parchal — image 5
Grade B+villamid-range

Terraced house in Mexilhoeira da Carregação, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve ·

€490,000

Asking Price (EUR)

5.8%

True Net Yield (Owner, all-in)

4.0%

True Net Yield (Managed, all-in)

8.9%

True Gross Yield

47%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 months ago and is currently at 16% 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: €51,604/yr
Average Daily Rate: €302
Payback Period: 11.8 years
5-yr Capital Value: €643,853
10-yr Capital Value: €783,345
Brixfox Score: 67.1 / 100
Comparable Properties: 5
Data Confidence: 62%
Search Radius: 3 km

True Investment Cost

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

€578,265

+18.0% over asking

Asking price€490,000
IMT — Property transfer tax (investment schedule)€27,030
IS — Stamp duty (0.8%)€3,920
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,350
Total acquisition costs€39,550
Renovation (est. €55/m² × 203 m²)
Light touch-ups — paint, fixtures, deep clean.		€11,165
(€6,090–€16,240)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€37,550
All-in investment (incl. renovation & furnishing)€578,265

Gross yield (asking price)

10.5%

True gross yield (all-in)

8.9%

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: 4
Bathrooms: 2
Building: 203 m²
Land: 194 m²
Style: portuguese-traditional
Condition: good
Year Built: 2006
Energy Certificate: B-

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

wicker furnitureafrican-inspired artmacrame wall hanging

Score Breakdown

ROI
20.83
Visual Appeal
8.8
Ownership Security
13
Location
8.4
Land & Space
4.38
Rental Demand
4.69
Payback Speed
4
STR Suitability
3

Description

4-Bedroom House Converted into a 3-Bedroom with a Large Terrace and Barbecue Area Discover this excellent house with 202 m² of total area, originally a 4-bedroom house and currently converted into a 3-bedroom house, prioritizing more spacious and comfortable interior spaces. The house has two bathrooms and offers a f

Location

📍 37.1374°N, 8.5114°W

· Lagoa/Carvoeiro, Algarve, Portugal

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Lagoa/Carvoeiro / Central Algarve

Terraced house in Mexilhoeira da Carregação, Estômbar e Parchal

Inventory
4 Beds
Bathrooms
2 Baths
Built Area
203 m²
Land Plot
194 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 7.2% net return annually.

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The Investment

Brixfox Score67
GradeB+
Brixfox Intelligence
67B+Strong
Score Breakdown
ROI & Yield74%
Capital Growth70%
Risk Profile69%
Market Demand67%

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
+12.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$135K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.2%
$3,174/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
14.0 yr
Rental only

Property details

Year built: 2006
Energy: B-
Condition: good

Description

4-Bedroom House Converted into a 3-Bedroom with a Large Terrace and Barbecue Area Discover this excellent house with 202 m² of total area, originally a 4-bedroom house and currently converted into a 3-bedroom house, prioritizing more spacious and comfortable interior spaces. The house has two bathrooms and offers a f

Income Breakdown

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Nightly Rate (ADR)
$439/night
50% ($202)Brixfox estimate($439/night)200% ($807)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$38,082
Airbnb data$439/night · 47% occupancy
Rental income
$439/night · 47% occ.
$75,027
Running costs (20%)
Utilities, cleaning, maintenance
-$15,005
Income tax (10%)
Indonesian rental income tax
-$21,008
Property tax
Annual property tax
-$932
Net income
7.2% ROI
$38,082

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$532,609
IMT (transfer tax, investment schedule)$29,380
Imposto de Selo (stamp duty)$4,261
Notary & registration$1,359
Legal / due diligence$7,989
Total acquisition costs$42,989
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$12,136
($6,620–$17,652)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$38,641
All-in investment$626,375

Gross yield (asking)

14.1%

True gross yield (all-in)

12.0%

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.

$3.7M$2.8M$1.9M$936K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $490K
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 12: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$596K
+22%
Rental Income
+$186K
Total Position
$782K
+60%
9.8%/yr
Year 10
Capital Value
$725K
+48%
Rental Income
+$402K
Total Position
$1.1M
+130%
8.7%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$941K
Total Position
$2.0M
+311%
7.3%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$1.7M
Total Position
$3.3M
+565%
6.5%/yr

Location

Lagoa/Carvoeiro

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.2% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Strong
$403 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Average
194 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $403 — 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 47% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
6.1%
$2,723/mo
40% occ.
8.2%
$3,657/mo
47% occ.
9.7%
$4,299/mo
current
57% occ.
11.8%
$5,233/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.