T3 flat in Vila de Estômbar - Fontes, Estômbar e Parchal
T3 flat in Vila de Estômbar - Fontes, Estômbar e Parchal — image 2T3 flat in Vila de Estômbar - Fontes, Estômbar e Parchal — image 3T3 flat in Vila de Estômbar - Fontes, Estômbar e Parchal — image 4T3 flat in Vila de Estômbar - Fontes, Estômbar e Parchal — image 5
Grade B+apartmentluxury

T3 flat in Vila de Estômbar - Fontes, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve ·

€640,000

Asking Price (EUR)

5.8%

True Net Yield (Owner, all-in)

4.0%

True Net Yield (Managed, all-in)

8.9%

True Gross Yield

40%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €66,316/yr
Average Daily Rate: €455
Payback Period: 11.9 years
5-yr Capital Value: €840,950
10-yr Capital Value: €1.0M
Brixfox Score: 69.6 / 100
Comparable Properties: 51
Data Confidence: 73%
Search Radius: 6 km

True Investment Cost

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

€743,170

+16.1% over asking

Asking price€640,000
IMT — Property transfer tax (investment schedule)€38,400
IS — Stamp duty (0.8%)€5,120
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€9,600
Total acquisition costs€54,370
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€48,800
All-in investment (incl. renovation & furnishing)€743,170

Gross yield (asking price)

10.4%

True gross yield (all-in)

8.9%

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: 3
Bathrooms: 2
Building: 145 m²
Style: contemporary
Condition: excellent
Year Built: 2006
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

expansive outdoor terrace with golf course viewopen-plan living and dining areamodern kitchen with breakfast barglass balcony railing

Score Breakdown

ROI
20.7
Visual Appeal
11.6
Ownership Security
13
Location
8.4
Land & Space
4.9
Rental Demand
3.99
Payback Speed
4
STR Suitability
3

Description

Modern and beautifully refurbished T3 apartment, perfectly situated on the first floor of the prestigious Vale da Pinta Development, offering stunning views over fairways 3 and 9 of the golf course. This bright and inviting home features a spacious living room, enhanced by a salamander stove, seamlessly connected to a

Location

📍 37.1478°N, 8.4760°W

· Lagoa/Carvoeiro, Algarve, Portugal

View on Our Home Portugal | Real Estate Agency →Also on Idealista.pt
Idealista.pt
Lagoa/Carvoeiro / Central Algarve

T3 flat in Vila de Estômbar - Fontes, Estômbar e Parchal

Inventory
3 Beds
Bathrooms
2 Baths
Built Area
145 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 7.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score70
GradeB+
Brixfox Intelligence
70B+Strong
Score Breakdown
ROI & Yield77%
Capital Growth74%
Risk Profile72%
Market Demand70%

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
+12.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$177K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.1%
$4,104/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
14.1 yr
Rental only

Property details

Year built: 2006
Energy: C
Condition: excellent

Description

Modern and beautifully refurbished T3 apartment, perfectly situated on the first floor of the prestigious Vale da Pinta Development, offering stunning views over fairways 3 and 9 of the golf course. This bright and inviting home features a spacious living room, enhanced by a salamander stove, seamlessly connected to a

Income Breakdown

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Nightly Rate (ADR)
$666/night
50% ($306)Brixfox estimate($666/night)200% ($1226)
Occupancy
40%
10%Brixfox estimate(40%)100%

Short-Term Rental

Yearly income
$49,247
Airbnb data$666/night · 40% occupancy
Rental income
$666/night · 40% occ.
$97,047
Running costs (20%)
Utilities, cleaning, maintenance
-$19,409
Income tax (10%)
Indonesian rental income tax
-$27,173
Property tax
Annual property tax
-$1,217
Net income
7.1% ROI
$49,247

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$695,652
IMT (transfer tax, investment schedule)$41,739
Imposto de Selo (stamp duty)$5,565
Notary & registration$1,359
Legal / due diligence$10,435
Total acquisition costs$59,098
RenovationMove-in ready
Furnishing & STR launch
3bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$53,043
All-in investment$807,793

Gross yield (asking)

14.0%

True gross yield (all-in)

12.0%

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.

$4.9M$3.6M$2.4M$1.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $640K
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 12: 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
$779K
+22%
Rental Income
+$241K
Total Position
$1.0M
+59%
9.8%/yr
Year 10
Capital Value
$947K
+48%
Rental Income
+$519K
Total Position
$1.5M
+129%
8.6%/yr
Year 20
Capital Value
$1.4M
+119%
Rental Income
+$1.2M
Total Position
$2.6M
+309%
7.3%/yr
Year 30
Capital Value
$2.1M
+224%
Rental Income
+$2.2M
Total Position
$4.2M
+561%
6.5%/yr

Location

Lagoa/Carvoeiro

Central Algarve, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.1% annual return
Occupancy
Weak
40% average occupancy
Nightly Rate
Strong
$613 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $613 — 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

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
7.2%
$4,153/mo
40% occ.
9.6%
$5,571/mo
current
40% occ.
9.6%
$5,560/mo
current
50% occ.
12.0%
$6,978/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.