Andar de moradia in Cidade de Lagoa, Lagoa e Carvoeiro
Andar de moradia in Cidade de Lagoa, Lagoa e Carvoeiro — image 2Andar de moradia in Cidade de Lagoa, Lagoa e Carvoeiro — image 3Andar de moradia in Cidade de Lagoa, Lagoa e Carvoeiro — image 4Andar de moradia in Cidade de Lagoa, Lagoa e Carvoeiro — image 5
Grade B+villamid-range

Andar de moradia in Cidade de Lagoa, Lagoa e Carvoeiro

Lagoa/Carvoeiro · Central Algarve ·

€499,000

Asking Price (EUR)

7.2%

True Net Yield (Owner, all-in)

5.0%

True Net Yield (Managed, all-in)

11.1%

True Gross Yield

30%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.8 months ago and is currently at 15% 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: €66,564/yr
Average Daily Rate: €610
Payback Period: 9.3 years
5-yr Capital Value: €655,679
10-yr Capital Value: €797,733
Brixfox Score: 71.9 / 100
Comparable Properties: 4
Data Confidence: 57%
Search Radius: 4 km

True Investment Cost

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

€597,282

+19.7% over asking

Asking price€499,000
IMT — Property transfer tax (investment schedule)€27,750
IS — Stamp duty (0.8%)€3,992
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,485
Total acquisition costs€40,477
Renovation (est. €55/m² × 271 m²)
Light touch-ups — paint, fixtures, deep clean.		€14,905
(€8,130–€21,680)
Furnishing & STR launch (5bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€42,900
All-in investment (incl. renovation & furnishing)€597,282

Gross yield (asking price)

13.3%

True gross yield (all-in)

11.1%

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: 2
Building: 271 m²
Land: 196 m²
Style: portuguese-traditional
Condition: good
Year Built: 2020
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

rooftop terrace with artificial grassarched outdoor living spacemodern bathroom with skylight

Score Breakdown

ROI
24.29
Visual Appeal
10
Ownership Security
13
Location
10.56
Land & Space
4.1
Rental Demand
2.99
Payback Speed
4
STR Suitability
3

Description

Discover this elegant villa situated in the heart of the charming village of Estômbar. With the perfect combination of contemporary design and comfort, this property is the ideal place to create your own business. With large and bright spaces, this property offers countless possibilities to develop your dream project o

Location

📍 37.1338°N, 8.4486°W

· Lagoa/Carvoeiro, Algarve, Portugal

View on Decisões e Soluções - Lagoa →Also on Idealista.pt
Idealista.pt
Lagoa/Carvoeiro / Central Algarve

Andar de moradia in Cidade de Lagoa, Lagoa e Carvoeiro

Inventory
5 Beds
Bathrooms
2 Baths
Built Area
271 m²
Land Plot
196 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 9.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score72
GradeB+
Brixfox Intelligence
72B+Strong
Score Breakdown
ROI & Yield79%
Capital Growth76%
Risk Profile73%
Market Demand72%

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
+14.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$138K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.1%
$4,136/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
10.9 yr
Rental only

Property details

Year built: 2020
Energy: D
Condition: good

Description

Discover this elegant villa situated in the heart of the charming village of Estômbar. With the perfect combination of contemporary design and comfort, this property is the ideal place to create your own business. With large and bright spaces, this property offers countless possibilities to develop your dream project o

Income Breakdown

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Nightly Rate (ADR)
$891/night
50% ($410)Brixfox estimate($891/night)200% ($1639)
Occupancy
30%
10%Brixfox estimate(30%)100%

Short-Term Rental

Yearly income
$49,629
Airbnb data$891/night · 30% occupancy
Rental income
$891/night · 30% occ.
$97,265
Running costs (20%)
Utilities, cleaning, maintenance
-$19,453
Income tax (10%)
Indonesian rental income tax
-$27,234
Property tax
Annual property tax
-$949
Net income
9.1% ROI
$49,629

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$542,391
IMT (transfer tax, investment schedule)$30,163
Imposto de Selo (stamp duty)$4,339
Notary & registration$1,359
Legal / due diligence$8,136
Total acquisition costs$43,997
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$16,201
($8,837–$23,565)
Furnishing & STR launch
5bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$44,457
All-in investment$647,046

Gross yield (asking)

17.9%

True gross yield (all-in)

15.0%

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.

$4.4M$3.3M$2.2M$1.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $499K
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 10: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$607K
+22%
Rental Income
+$242K
Total Position
$850K
+70%
11.2%/yr
Year 10
Capital Value
$739K
+48%
Rental Income
+$523K
Total Position
$1.3M
+153%
9.7%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$1.2M
Total Position
$2.3M
+365%
8.0%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$2.2M
Total Position
$3.8M
+660%
7.0%/yr

Location

Lagoa/Carvoeiro

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
9.1% annual return
Occupancy
Weak
30% average occupancy
Nightly Rate
Strong
$820 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Average
196 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 9.1% — outperforms most villas in this market
Premium nightly rate of $820 — 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 30% — 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.
12.4%
$5,612/mo
current
40% occ.
16.6%
$7,509/mo
30% occ.
12.4%
$5,595/mo
current
40% occ.
16.6%
$7,492/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.