House in Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal
House in Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal — image 2House in Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal — image 3House in Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal — image 4House in Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal — image 5
Grade B+villamid-range

House in Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve ·

€1.3M

Asking Price (EUR)

3.5%

True Net Yield (Owner, all-in)

2.4%

True Net Yield (Managed, all-in)

5.3%

True Gross Yield

43%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.3 months ago and is currently at 11% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.73, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €79,302/yr
Average Daily Rate: €504
Payback Period: 19.9 years
5-yr Capital Value: €1.7M
10-yr Capital Value: €2.1M
Brixfox Score: 71 / 100
Comparable Properties: 5
Data Confidence: 63%
Search Radius: 2 km

True Investment Cost

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

€1.5M

+14.2% over asking

Asking price€1.3M
IMT — Property transfer tax (investment schedule)€97,425
IS — Stamp duty (0.8%)€10,392
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€19,485
Total acquisition costs€128,552
Renovation (est. €55/m² × 284 m²)
Light touch-ups — paint, fixtures, deep clean.		€15,620
(€8,520–€22,720)
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)€1.5M

Gross yield (asking price)

6.1%

True gross yield (all-in)

5.3%

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: 5
Building: 284 m²
Land: 1223 m²
Style: portuguese-traditional
Condition: good
Year Built: 2008
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large private poolspacious outdoor patiotraditional fireplacebright, airy interiors

Score Breakdown

ROI
15.51
Visual Appeal
12.8
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
4.31
Payback Speed
2
STR Suitability
3

Description

The two-storey villa comprises on the ground floor of the entrance hall with a practical fitted storage cupboard, a guest WC, two double bedrooms, both en-suite and equipped with fitted wardrobes, the spacious lounge with a log burning fire, adjoining dining area and the open-plan fully-fitted kitchen with breakfast ba

Location

📍 37.1064°N, 8.4928°W

· Lagoa/Carvoeiro, Algarve, Portugal

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

House in Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal

Inventory
4 Beds
Bathrooms
5 Baths
Built Area
284 m²
Land Plot
1223 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 4.2% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score71
GradeB+
Brixfox Intelligence
71B+Strong
Score Breakdown
ROI & Yield78%
Capital Growth75%
Risk Profile72%
Market Demand71%

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
+9.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$359K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.2%
$4,900/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
24.0 yr
Rental only

Property details

Year built: 2008
Energy: C
Condition: good

Description

The two-storey villa comprises on the ground floor of the entrance hall with a practical fitted storage cupboard, a guest WC, two double bedrooms, both en-suite and equipped with fitted wardrobes, the spacious lounge with a log burning fire, adjoining dining area and the open-plan fully-fitted kitchen with breakfast ba

Income Breakdown

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Nightly Rate (ADR)
$748/night
50% ($344)Brixfox estimate($748/night)200% ($1377)
Occupancy
43%
10%Brixfox estimate(43%)100%

Short-Term Rental

Yearly income
$58,797
Airbnb data$748/night · 43% occupancy
Rental income
$748/night · 43% occ.
$117,823
Running costs (20%)
Utilities, cleaning, maintenance
-$23,565
Income tax (10%)
Indonesian rental income tax
-$32,990
Property tax
Annual property tax
-$2,471
Net income
4.2% ROI
$58,797

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$1,411,957
IMT (transfer tax, investment schedule)$105,897
Imposto de Selo (stamp duty)$11,296
Notary & registration$1,359
Legal / due diligence$21,179
Total acquisition costs$139,730
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$16,978
($9,261–$24,696)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$41,359
All-in investment$1,610,024

Gross yield (asking)

8.3%

True gross yield (all-in)

7.3%

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.

$7.8M$5.9M$3.9M$2.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.3M
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 19: 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
$1.6M
+22%
Rental Income
+$287K
Total Position
$1.9M
+44%
7.5%/yr
Year 10
Capital Value
$1.9M
+48%
Rental Income
+$620K
Total Position
$2.5M
+96%
6.9%/yr
Year 20
Capital Value
$2.8M
+119%
Rental Income
+$1.5M
Total Position
$4.3M
+231%
6.2%/yr
Year 30
Capital Value
$4.2M
+224%
Rental Income
+$2.6M
Total Position
$6.8M
+422%
5.7%/yr

Location

Lagoa/Carvoeiro

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.2% annual return
Occupancy
Weak
43% average occupancy
Nightly Rate
Strong
$689 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
1223 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $689 — positioned in the top tier
Generous 1223 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 4.2% 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.
3.9%
$4,575/mo
40% occ.
5.2%
$6,168/mo
43% occ.
5.7%
$6,667/mo
current
53% occ.
7.0%
$8,261/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.