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

Detached house in Bela Vista, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve ·

€1.2M

Asking Price (EUR)

3.7%

True Net Yield (Owner, all-in)

2.5%

True Net Yield (Managed, all-in)

5.6%

True Gross Yield

50%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 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: €77,881/yr
Average Daily Rate: €423
Payback Period: 19.2 years
5-yr Capital Value: €1.6M
10-yr Capital Value: €1.9M
Brixfox Score: 72.7 / 100
Comparable Properties: 5
Data Confidence: 62%
Search Radius: 3 km

True Investment Cost

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

€1.4M

+15.2% over asking

Asking price€1.2M
IMT — Property transfer tax (investment schedule)€90,000
IS — Stamp duty (0.8%)€9,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€18,000
Total acquisition costs€118,850
Renovation (est. €55/m² × 430 m²)
Light touch-ups — paint, fixtures, deep clean.		€23,650
(€12,900–€34,400)
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)€1.4M

Gross yield (asking price)

6.5%

True gross yield (all-in)

5.6%

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: 4
Building: 430 m²
Land: 1250 m²
Style: portuguese-traditional
Condition: good
Year Built: 1998
Energy Certificate: D
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional portuguese roof tilesfireplacelarge private gardenswimming pool

Score Breakdown

ROI
15.79
Visual Appeal
13.6
Ownership Security
13
Location
8.4
Land & Space
11.88
Rental Demand
5.05
Payback Speed
2
STR Suitability
3

Description

Renovated family villa, T4, swimming pool + independent annex Villa with pool and garden in Bela Vista, in a quiet and highly sought-after residential area, close to several golf courses, just a few minutes from Ferragudo and some of the Algarve’s most beautiful beaches. Fully renovated, this home was designed for thos

Location

📍 37.1357°N, 8.5066°W

· Lagoa/Carvoeiro, Algarve, Portugal

View on RE/MAX Platina II →Also on Idealista.pt
Idealista.pt
Lagoa/Carvoeiro / Central Algarve

Detached house in Bela Vista, Estômbar e Parchal

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
430 m²
Land Plot
1250 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 4.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score73
GradeB+
Brixfox Intelligence
73B+Strong
Score Breakdown
ROI & Yield80%
Capital Growth77%
Risk Profile74%
Market Demand73%

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
+9.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$332K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.3%
$4,703/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
23.1 yr
Rental only

Property details

Year built: 1998
Energy: D
Condition: good

Description

Renovated family villa, T4, swimming pool + independent annex Villa with pool and garden in Bela Vista, in a quiet and highly sought-after residential area, close to several golf courses, just a few minutes from Ferragudo and some of the Algarve’s most beautiful beaches. Fully renovated, this home was designed for thos

Income Breakdown

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Nightly Rate (ADR)
$613/night
50% ($282)Brixfox estimate($613/night)200% ($1128)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$56,441
Airbnb data$613/night · 50% occupancy
Rental income
$613/night · 50% occ.
$112,929
Running costs (20%)
Utilities, cleaning, maintenance
-$22,586
Income tax (10%)
Indonesian rental income tax
-$31,620
Property tax
Annual property tax
-$2,283
Net income
4.3% ROI
$56,441

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$1,304,348
IMT (transfer tax, investment schedule)$97,826
Imposto de Selo (stamp duty)$10,435
Notary & registration$1,359
Legal / due diligence$19,565
Total acquisition costs$129,185
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$25,707
($14,022–$37,391)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$41,359
All-in investment$1,500,598

Gross yield (asking)

8.7%

True gross yield (all-in)

7.5%

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.

$7.3M$5.5M$3.7M$1.8M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.2M
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 18: 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
$1.5M
+22%
Rental Income
+$276K
Total Position
$1.7M
+45%
7.7%/yr
Year 10
Capital Value
$1.8M
+48%
Rental Income
+$595K
Total Position
$2.4M
+98%
7.0%/yr
Year 20
Capital Value
$2.6M
+119%
Rental Income
+$1.4M
Total Position
$4.0M
+235%
6.2%/yr
Year 30
Capital Value
$3.9M
+224%
Rental Income
+$2.5M
Total Position
$6.4M
+430%
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
4.3% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$564 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
1250 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $564 — positioned in the top tier
Generous 1250 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 4.3% 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.
3.5%
$3,788/mo
40% occ.
4.7%
$5,093/mo
50% occ.
5.9%
$6,398/mo
current
60% occ.
7.1%
$7,703/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.