Detached house in
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Grade B+villaluxury

Detached house in

Lagoa/Carvoeiro · Central Algarve ·

€2.7M

Asking Price (EUR)

2.5%

True Net Yield (Owner, all-in)

1.7%

True Net Yield (Managed, all-in)

3.8%

True Gross Yield

38%

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: €116,941/yr
Average Daily Rate: €848
+16.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Luxury finish (+8%)
Payback Period: 28.8 years
5-yr Capital Value: €3.5M
10-yr Capital Value: €4.3M
Brixfox Score: 67.9 / 100
Comparable Properties: 5
Data Confidence: 60%
Search Radius: 4 km

True Investment Cost

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

€3.1M

+13.8% over asking

Asking price€2.7M
IMT — Property transfer tax (investment schedule)€202,125
IS — Stamp duty (0.8%)€21,560
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€40,425
Total acquisition costs€265,360
Renovation (est. €55/m² × 635 m²)
Light touch-ups — paint, fixtures, deep clean.		€34,925
(€19,050–€50,800)
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)€3.1M

Gross yield (asking price)

4.3%

True gross yield (all-in)

3.8%

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: 6
Building: 635 m²
Land: 8040 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: C
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large private poolextensive landscaped gardenstraditional Algarve architecturemultiple outdoor lounging areas

Score Breakdown

ROI
11.92
Visual Appeal
13.6
Ownership Security
13
Location
10.56
Land & Space
12
Rental Demand
3.78
Payback Speed
0
STR Suitability
3

Description

LUXURY 5+1 BEDROOM VILLA WITH SEA VIEWS IN CARAMUJEIRA SPACIOUS LIVING AREAS AND LANDSCAPED GROUNDS Set on a private plot of over 8,000 m², just minutes from Carvoeiro, this impressive 5+1 bedroom villa offers an exceptional combination of space, privacy, and convenience in one of the Algarve’s most sought-after coas

Location

📍 37.0940°N, 8.4720°W

· Lagoa/Carvoeiro, Algarve, Portugal

View on Spy Manor Real Estate →Also on Idealista.pt
Idealista.pt
Lagoa/Carvoeiro / Central Algarve

Detached house in

Inventory
5 Beds
Bathrooms
6 Baths
Built Area
635 m²
Land Plot
8040 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 2.8% net return annually.

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The Investment

Brixfox Score68
GradeB+
Brixfox Intelligence
68B+Strong
Score Breakdown
ROI & Yield75%
Capital Growth71%
Risk Profile70%
Market Demand68%

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.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+8.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$745K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.8%
$6,894/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
35.4 yr
Rental only

Property details

Energy: C
Condition: good

Description

LUXURY 5+1 BEDROOM VILLA WITH SEA VIEWS IN CARAMUJEIRA SPACIOUS LIVING AREAS AND LANDSCAPED GROUNDS Set on a private plot of over 8,000 m², just minutes from Carvoeiro, this impressive 5+1 bedroom villa offers an exceptional combination of space, privacy, and convenience in one of the Algarve’s most sought-after coas

Income Breakdown

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Nightly Rate (ADR)
$1,225/night
50% ($563)Brixfox estimate($1,225/night)200% ($2253)
Occupancy
38%
10%Brixfox estimate(38%)100%

Short-Term Rental

Yearly income
$82,731
Airbnb data$1,225/night · 38% occupancy
Rental income
$1,225/night · 38% occ.
$168,957
Running costs (20%)
Utilities, cleaning, maintenance
-$33,791
Income tax (10%)
Indonesian rental income tax
-$47,308
Property tax
Annual property tax
-$5,126
Net income
2.8% ROI
$82,731

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$2,929,348
IMT (transfer tax, investment schedule)$219,701
Imposto de Selo (stamp duty)$23,435
Notary & registration$1,359
Legal / due diligence$43,940
Total acquisition costs$288,435
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$37,962
($20,707–$55,217)
Furnishing & STR launch
5bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$75,000
All-in investment$3,330,745

Gross yield (asking)

5.8%

True gross yield (all-in)

5.1%

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.

$14.2M$10.7M$7.1M$3.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $2.7M
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 25: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$3.3M
+22%
Rental Income
+$404K
Total Position
$3.7M
+37%
6.4%/yr
Year 10
Capital Value
$4.0M
+48%
Rental Income
+$873K
Total Position
$4.9M
+80%
6.1%/yr
Year 20
Capital Value
$5.9M
+119%
Rental Income
+$2.0M
Total Position
$8.0M
+195%
5.6%/yr
Year 30
Capital Value
$8.7M
+224%
Rental Income
+$3.6M
Total Position
$12.4M
+359%
5.2%/yr

Location

Lagoa/Carvoeiro

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.8% annual return
Occupancy
Weak
38% average occupancy
Nightly Rate
Strong
$1127 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
8040 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1127 — positioned in the top tier
Generous 8040 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 2.8% is below 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.
3.0%
$7,395/mo
40% occ.
4.1%
$10,003/mo
38% occ.
3.9%
$9,429/mo
current
48% occ.
4.9%
$12,036/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.