Terraced house in Rua da Boa Nova Village, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal
Terraced house in Rua da Boa Nova Village, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal — image 2Terraced house in Rua da Boa Nova Village, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal — image 3Terraced house in Rua da Boa Nova Village, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal — image 4Terraced house in Rua da Boa Nova Village, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal — image 5
Grade B+villamid-range

Terraced house in Rua da Boa Nova Village, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve ·

€390,000

Asking Price (EUR)

5.1%

True Net Yield (Owner, all-in)

3.5%

True Net Yield (Managed, all-in)

7.8%

True Gross Yield

48%

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: €35,392/yr
Average Daily Rate: €202
Payback Period: 13.6 years
5-yr Capital Value: €512,454
10-yr Capital Value: €623,479
Brixfox Score: 65.8 / 100
Comparable Properties: 34
Data Confidence: 71%
Search Radius: 6 km

True Investment Cost

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

€455,475

+16.8% over asking

Asking price€390,000
IMT — Property transfer tax (investment schedule)€19,030
IS — Stamp duty (0.8%)€3,120
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,850
Total acquisition costs€29,250
Renovation (est. €55/m² × 125 m²)
Light touch-ups — paint, fixtures, deep clean.		€6,875
(€3,750–€10,000)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€29,350
All-in investment (incl. renovation & furnishing)€455,475

Gross yield (asking price)

9.1%

True gross yield (all-in)

7.8%

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: 2
Building: 125 m²
Style: contemporary
Condition: good
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

fireplacemodern artbalcony with view

Score Breakdown

ROI
19.1
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
4.5
Rental Demand
4.8
Payback Speed
3
STR Suitability
3

Description

This stylish two-bedroom townhouse is spread over two floors. On the ground level, you’ll find a spacious, high-quality Alno kitchen fully equipped with modern appliances, along with a bright open-plan living and dining area. There are terraces on both sides of the house, creating a lovely indoor–outdoor flow, plus a c

Location

📍 37.1510°N, 8.4910°W

· Lagoa/Carvoeiro, Algarve, Portugal

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Idealista.pt
Lagoa/Carvoeiro / Central Algarve

Terraced house in Rua da Boa Nova Village, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal

Inventory
2 Beds
Bathrooms
0 Baths
Built Area
125 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 6.2% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score66
GradeB+
Brixfox Intelligence
66B+Strong
Score Breakdown
ROI & Yield73%
Capital Growth69%
Risk Profile68%
Market Demand66%

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
+11.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$108K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.2%
$2,184/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
16.2 yr
Rental only

Property details

Condition: good

Description

This stylish two-bedroom townhouse is spread over two floors. On the ground level, you’ll find a spacious, high-quality Alno kitchen fully equipped with modern appliances, along with a bright open-plan living and dining area. There are terraces on both sides of the house, creating a lovely indoor–outdoor flow, plus a c

Income Breakdown

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Nightly Rate (ADR)
$296/night
50% ($136)Brixfox estimate($296/night)200% ($545)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$26,209
Airbnb data$296/night · 48% occupancy
Rental income
$296/night · 48% occ.
$51,828
Running costs (20%)
Utilities, cleaning, maintenance
-$10,366
Income tax (10%)
Indonesian rental income tax
-$14,512
Property tax
Annual property tax
-$742
Net income
6.2% ROI
$26,209

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$423,913
IMT (transfer tax, investment schedule)$20,685
Imposto de Selo (stamp duty)$3,391
Notary & registration$1,359
Legal / due diligence$6,359
Total acquisition costs$31,793
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$7,473
($4,076–$10,870)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$29,728
All-in investment$492,908

Gross yield (asking)

12.2%

True gross yield (all-in)

10.5%

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.

$2.8M$2.1M$1.4M$693K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $390K
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
$474K
+22%
Rental Income
+$128K
Total Position
$603K
+54%
9.1%/yr
Year 10
Capital Value
$577K
+48%
Rental Income
+$276K
Total Position
$854K
+119%
8.1%/yr
Year 20
Capital Value
$855K
+119%
Rental Income
+$648K
Total Position
$1.5M
+285%
7.0%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$1.1M
Total Position
$2.4M
+518%
6.3%/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
6.2% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Strong
$272 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $272 — 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 48% — 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.
5.2%
$1,830/mo
40% occ.
7.0%
$2,460/mo
48% occ.
8.4%
$2,961/mo
current
58% occ.
10.2%
$3,592/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.