Detached house in Urbanização Presa da Moura, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal
Detached house in Urbanização Presa da Moura, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal — image 2Detached house in Urbanização Presa da Moura, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal — image 3Detached house in Urbanização Presa da Moura, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal — image 4Detached house in Urbanização Presa da Moura, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal — image 5
Grade Avillaluxury

Detached house in Urbanização Presa da Moura, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve ·

€1.7M

Asking Price (EUR)

4.4%

True Net Yield (Owner, all-in)

3.1%

True Net Yield (Managed, all-in)

6.8%

True Gross Yield

61%

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: €136,967/yr
Average Daily Rate: €617
Payback Period: 16.0 years
5-yr Capital Value: €2.3M
10-yr Capital Value: €2.8M
Brixfox Score: 76.5 / 100
Comparable Properties: 3
Data Confidence: 55%
Search Radius: 6 km

True Investment Cost

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

€2.0M

+14.7% over asking

Asking price€1.7M
IMT — Property transfer tax (investment schedule)€131,175
IS — Stamp duty (0.8%)€13,992
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€26,235
Total acquisition costs€172,652
Renovation (est. €55/m² × 241 m²)
Light touch-ups — paint, fixtures, deep clean.		€13,255
(€7,230–€19,280)
Furnishing & STR launch (5bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€71,000
All-in investment (incl. renovation & furnishing)€2.0M

Gross yield (asking price)

7.8%

True gross yield (all-in)

6.8%

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: 5
Bathrooms: 5
Building: 241 m²
Land: 3400 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: B
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

multi-level terracestraditional tiled roofarched architectural detailslandscaped garden with mature trees

Score Breakdown

ROI
17.42
Visual Appeal
13.6
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
6.09
Payback Speed
3
STR Suitability
3

Description

This elegant Tuscan-style villa located in a nice and peaceful area near beaches, golf and amenities. The entrance level features three bedrooms, including two en-suite rooms; the master boasts a walk-in closet, a spa-like bathroom, and a balcony. The lower level hosts an open-plan kitchen with custom cabinetry, a laun

Location

📍 37.1510°N, 8.4910°W

· Lagoa/Carvoeiro, Algarve, Portugal

View on Idealista.pt
Idealista.pt
Lagoa/Carvoeiro / Central Algarve

Detached house in Urbanização Presa da Moura, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal

Inventory
5 Beds
Bathrooms
5 Baths
Built Area
241 m²
Land Plot
3400 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 5.2% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score77
GradeA
Brixfox Intelligence
77AExcellent
Score Breakdown
ROI & Yield85%
Capital Growth81%
Risk Profile78%
Market Demand77%

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
+10.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$483K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.2%
$8,298/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
19.1 yr
Rental only

Property details

Energy: B
Condition: good

Description

This elegant Tuscan-style villa located in a nice and peaceful area near beaches, golf and amenities. The entrance level features three bedrooms, including two en-suite rooms; the master boasts a walk-in closet, a spa-like bathroom, and a balcony. The lower level hosts an open-plan kitchen with custom cabinetry, a laun

Income Breakdown

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Nightly Rate (ADR)
$891/night
50% ($410)Brixfox estimate($891/night)200% ($1639)
Occupancy
61%
10%Brixfox estimate(61%)100%

Short-Term Rental

Yearly income
$99,579
Airbnb data$891/night · 61% occupancy
Rental income
$891/night · 61% occ.
$197,896
Running costs (20%)
Utilities, cleaning, maintenance
-$39,579
Income tax (10%)
Indonesian rental income tax
-$55,411
Property tax
Annual property tax
-$3,327
Net income
5.2% ROI
$99,579

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$1,901,087
IMT (transfer tax, investment schedule)$142,582
Imposto de Selo (stamp duty)$15,209
Notary & registration$1,359
Legal / due diligence$28,516
Total acquisition costs$187,665
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$14,408
($7,859–$20,957)
Furnishing & STR launch
5bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$75,000
All-in investment$2,178,160

Gross yield (asking)

10.4%

True gross yield (all-in)

9.1%

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.

$11.5M$8.7M$5.8M$2.9M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.7M
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 16: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.1M
+22%
Rental Income
+$486K
Total Position
$2.6M
+49%
8.4%/yr
Year 10
Capital Value
$2.6M
+48%
Rental Income
+$1.1M
Total Position
$3.6M
+108%
7.6%/yr
Year 20
Capital Value
$3.8M
+119%
Rental Income
+$2.5M
Total Position
$6.3M
+260%
6.6%/yr
Year 30
Capital Value
$5.7M
+224%
Rental Income
+$4.4M
Total Position
$10.0M
+474%
6.0%/yr

Location

Lagoa/Carvoeiro

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.2% annual return
Occupancy
Good
61% average occupancy
Nightly Rate
Strong
$820 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
3400 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $820 — positioned in the top tier
Generous 3400 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
STR zoning not confirmed — verify before purchasing for short-term rental use

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

41% occ.
4.7%
$7,473/mo
51% occ.
5.9%
$9,370/mo
61% occ.
7.1%
$11,267/mo
current
71% occ.
8.3%
$13,164/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.