Detached house in Em1273, Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro
Detached house in Em1273, Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro — image 2Detached house in Em1273, Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro — image 3Detached house in Em1273, Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro — image 4Detached house in Em1273, Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro — image 5
Grade Bvillabudget

Detached house in Em1273, Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro

Lagoa/Carvoeiro · Central Algarve ·

€1.1M

Asking Price (EUR)

3.2%

True Net Yield (Owner, all-in)

2.2%

True Net Yield (Managed, all-in)

4.9%

True Gross Yield

33%

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: €67,212/yr
Average Daily Rate: €553
-25.0% vs area baselineImage quality 5/10 (-6%), Portuguese-traditional style (+5%), No pool (-12%), Budget finish (-12%)
Payback Period: 21.4 years
5-yr Capital Value: €1.5M
10-yr Capital Value: €1.8M
Brixfox Score: 63.7 / 100
Comparable Properties: 3
Data Confidence: 58%
Search Radius: 6 km

True Investment Cost

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

€1.4M

+19.5% over asking

Asking price€1.1M
IMT — Property transfer tax (investment schedule)€86,250
IS — Stamp duty (0.8%)€9,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€17,250
Total acquisition costs€113,950
Renovation (est. €350/m² × 222 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€77,700
(€55,500–€99,900)
Furnishing & STR launch (6bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,250
All-in investment (incl. renovation & furnishing)€1.4M

Gross yield (asking price)

5.8%

True gross yield (all-in)

4.9%

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: 6
Bathrooms: 1
Building: 222 m²
Land: 9530 m²
Style: portuguese-traditional
Condition: fair
Year Built: 1951
Energy Certificate: E

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional blue and white exterior

Score Breakdown

ROI
14.98
Visual Appeal
5.8
Ownership Security
13
Location
10.56
Land & Space
12
Rental Demand
3.33
Payback Speed
1
STR Suitability
3

Description

Fabulous farm with 0,95 hectares located in Carvoeiro in a quiet area and close to the main beaches in the area. The farm consists of two independent houses and an outdoor area with a swimming pool. It has a legalized water hole and fruit trees. Great opportunity whether for investment or own residence.

Location

📍 37.0940°N, 8.4720°W

· Lagoa/Carvoeiro, Algarve, Portugal

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Idealista.pt
Lagoa/Carvoeiro / Central Algarve

Detached house in Em1273, Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro

Inventory
6 Beds
Bathrooms
1 Baths
Built Area
222 m²
Land Plot
9530 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 3.9% net return annually.

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The Investment

Brixfox Score64
GradeB
Brixfox Intelligence
64BStrong
Score Breakdown
ROI & Yield70%
Capital Growth67%
Risk Profile66%
Market Demand64%

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
+9.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$318K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.9%
$4,026/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
25.9 yr
Rental only

Property details

Year built: 1951
Energy: E
Condition: fair

Description

Fabulous farm with 0,95 hectares located in Carvoeiro in a quiet area and close to the main beaches in the area. The farm consists of two independent houses and an outdoor area with a swimming pool. It has a legalized water hole and fruit trees. Great opportunity whether for investment or own residence.

Income Breakdown

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Nightly Rate (ADR)
$799/night
50% ($368)Brixfox estimate($799/night)200% ($1471)
Occupancy
33%
10%Brixfox estimate(33%)100%

Short-Term Rental

Yearly income
$48,311
Airbnb data$799/night · 33% occupancy
Rental income
$799/night · 33% occ.
$97,113
Running costs (20%)
Utilities, cleaning, maintenance
-$19,423
Income tax (10%)
Indonesian rental income tax
-$27,192
Property tax
Annual property tax
-$2,188
Net income
3.9% ROI
$48,311

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$1,250,000
IMT (transfer tax, investment schedule)$93,750
Imposto de Selo (stamp duty)$10,000
Notary & registration$1,359
Legal / due diligence$18,750
Total acquisition costs$123,859
Renovation (~$380/m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		$84,457
($60,326–$108,587)
Furnishing & STR launch
6bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$32,880
All-in investment$1,491,196

Gross yield (asking)

7.8%

True gross yield (all-in)

6.5%

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.

$6.7M$5.0M$3.4M$1.7M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.1M
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 20: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.4M
+22%
Rental Income
+$236K
Total Position
$1.6M
+42%
7.3%/yr
Year 10
Capital Value
$1.7M
+48%
Rental Income
+$510K
Total Position
$2.2M
+92%
6.8%/yr
Year 20
Capital Value
$2.5M
+119%
Rental Income
+$1.2M
Total Position
$3.7M
+223%
6.0%/yr
Year 30
Capital Value
$3.7M
+224%
Rental Income
+$2.1M
Total Position
$5.8M
+408%
5.6%/yr

Location

Lagoa/Carvoeiro

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.9% annual return
Occupancy
Weak
33% average occupancy
Nightly Rate
Strong
$736 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Strong
9530 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $736 — positioned in the top tier
Generous 9530 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 3.9% is near 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.
4.7%
$4,924/mo
40% occ.
6.4%
$6,626/mo
33% occ.
5.3%
$5,483/mo
current
43% occ.
6.9%
$7,185/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.