House in Bela Vista, Estômbar e Parchal
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Grade B+villamid-range

House in Bela Vista, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve ·

€795,000

Asking Price (EUR)

4.9%

True Net Yield (Owner, all-in)

3.4%

True Net Yield (Managed, all-in)

7.5%

True Gross Yield

53%

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: €69,147/yr
Average Daily Rate: €360
+5.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%)
Payback Period: 14.3 years
5-yr Capital Value: €1.0M
10-yr Capital Value: €1.3M
Brixfox Score: 69 / 100
Comparable Properties: 9
Data Confidence: 59%
Search Radius: 6 km

True Investment Cost

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

€922,470

+16.0% over asking

Asking price€795,000
IMT — Property transfer tax (investment schedule)€47,700
IS — Stamp duty (0.8%)€6,360
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,925
Total acquisition costs€67,235
Renovation (est. €55/m² × 367 m²)
Light touch-ups — paint, fixtures, deep clean.		€20,185
(€11,010–€29,360)
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)€922,470

Gross yield (asking price)

8.7%

True gross yield (all-in)

7.5%

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
Building: 367 m²
Style: portuguese-traditional
Condition: good
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

private pooloutdoor dining areafireplacebold accent walls

Score Breakdown

ROI
18.56
Visual Appeal
11.8
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
5.26
Payback Speed
3
STR Suitability
3

Description

The Villa is located in a quiet & peaceful urbanization just a short drive away from Ferragudo. The villa is spacious and comfortable with 4 fully air-conditioned bedrooms. Fully fenced private plot with landscaped garden, large private heated swimming pool, indoor Barbecue and Jacuzzi, making it the perfect place to

Location

📍 37.1510°N, 8.4910°W

· Lagoa/Carvoeiro, Algarve, Portugal

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

House in Bela Vista, Estômbar e Parchal

Inventory
4 Beds
Bathrooms
0 Baths
Built Area
367 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 5.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score69
GradeB+
Brixfox Intelligence
69B+Strong
Score Breakdown
ROI & Yield76%
Capital Growth72%
Risk Profile71%
Market Demand69%

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
+11.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$220K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.9%
$4,234/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
17.0 yr
Rental only

Property details

Condition: good

Description

The Villa is located in a quiet & peaceful urbanization just a short drive away from Ferragudo. The villa is spacious and comfortable with 4 fully air-conditioned bedrooms. Fully fenced private plot with landscaped garden, large private heated swimming pool, indoor Barbecue and Jacuzzi, making it the perfect place to

Income Breakdown

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Nightly Rate (ADR)
$524/night
50% ($241)Brixfox estimate($524/night)200% ($964)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Yearly income
$50,806
Airbnb data$524/night · 53% occupancy
Rental income
$524/night · 53% occ.
$100,612
Running costs (20%)
Utilities, cleaning, maintenance
-$20,122
Income tax (10%)
Indonesian rental income tax
-$28,171
Property tax
Annual property tax
-$1,512
Net income
5.9% ROI
$50,806

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$864,130
IMT (transfer tax, investment schedule)$51,848
Imposto de Selo (stamp duty)$6,913
Notary & registration$1,359
Legal / due diligence$12,962
Total acquisition costs$73,082
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$21,940
($11,967–$31,913)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$41,359
All-in investment$1,000,511

Gross yield (asking)

11.6%

True gross yield (all-in)

10.1%

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.

$5.5M$4.1M$2.8M$1.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $795K
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
$967K
+22%
Rental Income
+$248K
Total Position
$1.2M
+53%
8.9%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$536K
Total Position
$1.7M
+115%
8.0%/yr
Year 20
Capital Value
$1.7M
+119%
Rental Income
+$1.3M
Total Position
$3.0M
+277%
6.9%/yr
Year 30
Capital Value
$2.6M
+224%
Rental Income
+$2.2M
Total Position
$4.8M
+504%
6.2%/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
5.9% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$482 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 $482 — 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 53% — 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

33% occ.
4.9%
$3,512/mo
43% occ.
6.4%
$4,628/mo
53% occ.
8.0%
$5,743/mo
current
63% occ.
9.5%
$6,858/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.