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

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

Lagoa/Carvoeiro · Central Algarve ·

€695,000

Asking Price (EUR)

5.7%

True Net Yield (Owner, all-in)

4.0%

True Net Yield (Managed, all-in)

8.8%

True Gross Yield

40%

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: €70,085/yr
Average Daily Rate: €477
Payback Period: 12.4 years
5-yr Capital Value: €913,220
10-yr Capital Value: €1.1M
Brixfox Score: 76.8 / 100
Comparable Properties: 5
Data Confidence: 65%
Search Radius: 2 km

True Investment Cost

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

€793,985

+14.2% over asking

Asking price€695,000
IMT — Property transfer tax (investment schedule)€41,700
IS — Stamp duty (0.8%)€5,560
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€10,425
Total acquisition costs€58,935
Renovation€0 — move-in ready
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)€793,985

Gross yield (asking price)

10.1%

True gross yield (all-in)

8.8%

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: 4
Bathrooms: 3
Building: 180 m²
Land: 400 m²
Style: contemporary
Condition: excellent
Year Built: 1988
Energy Certificate: C
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

private swimming poolmodern kitchen island with seatingopen-plan living and dining areafireplace

Score Breakdown

ROI
20.21
Visual Appeal
13.6
Ownership Security
13
Location
10.56
Land & Space
9.36
Rental Demand
4.02
Payback Speed
3
STR Suitability
3

Description

Recently Renovated 4-Bedroom Villa with Pool & Sea Views – Carvoeiro Tastefully renovated and well-presented villa located in the sought-after area of Carvoeiro. With 4 bedrooms and 3 bathrooms, the property offers spacious and modern living, ideal as a permanent residence or investment opportunity with proven rental

Location

📍 37.1189°N, 8.4790°W

· Lagoa/Carvoeiro, Algarve, Portugal

View on IAD Portugal →Also on Idealista.pt
Idealista.pt
Lagoa/Carvoeiro / Central Algarve

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

Inventory
4 Beds
Bathrooms
3 Baths
Built Area
180 m²
Land Plot
400 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 6.8% 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
+12.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$192K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.8%
$4,282/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
14.7 yr
Rental only

Property details

Year built: 1988
Energy: C
Condition: excellent

Description

Recently Renovated 4-Bedroom Villa with Pool & Sea Views – Carvoeiro Tastefully renovated and well-presented villa located in the sought-after area of Carvoeiro. With 4 bedrooms and 3 bathrooms, the property offers spacious and modern living, ideal as a permanent residence or investment opportunity with proven rental

Income Breakdown

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Nightly Rate (ADR)
$690/night
50% ($317)Brixfox estimate($690/night)200% ($1270)
Occupancy
40%
10%Brixfox estimate(40%)100%

Short-Term Rental

Yearly income
$51,383
Airbnb data$690/night · 40% occupancy
Rental income
$690/night · 40% occ.
$101,357
Running costs (20%)
Utilities, cleaning, maintenance
-$20,271
Income tax (10%)
Indonesian rental income tax
-$28,380
Property tax
Annual property tax
-$1,322
Net income
6.8% ROI
$51,383

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$755,435
IMT (transfer tax, investment schedule)$45,326
Imposto de Selo (stamp duty)$6,043
Notary & registration$1,359
Legal / due diligence$11,332
Total acquisition costs$64,060
RenovationMove-in ready
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$41,359
All-in investment$860,853

Gross yield (asking)

13.4%

True gross yield (all-in)

11.8%

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.

$5.2M$3.9M$2.6M$1.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $695K
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 13: 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
$846K
+22%
Rental Income
+$251K
Total Position
$1.1M
+58%
9.5%/yr
Year 10
Capital Value
$1.0M
+48%
Rental Income
+$542K
Total Position
$1.6M
+126%
8.5%/yr
Year 20
Capital Value
$1.5M
+119%
Rental Income
+$1.3M
Total Position
$2.8M
+302%
7.2%/yr
Year 30
Capital Value
$2.3M
+224%
Rental Income
+$2.2M
Total Position
$4.5M
+548%
6.4%/yr

Location

Lagoa/Carvoeiro

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.8% annual return
Occupancy
Weak
40% average occupancy
Nightly Rate
Strong
$635 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Good
400 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $635 — 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 40% — factor in seasonal gaps

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

30% occ.
6.8%
$4,297/mo
40% occ.
9.2%
$5,766/mo
current
40% occ.
9.2%
$5,802/mo
current
50% occ.
11.5%
$7,271/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.