House in Centro de Parchal, Estômbar e Parchal
House in Centro de Parchal, Estômbar e Parchal — image 2House in Centro de Parchal, Estômbar e Parchal — image 3House in Centro de Parchal, Estômbar e Parchal — image 4House in Centro de Parchal, Estômbar e Parchal — image 5
Grade Bvillabudget

House in Centro de Parchal, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve ·

€129,500

Asking Price (EUR)

5.7%

True Net Yield (Owner, all-in)

4.0%

True Net Yield (Managed, all-in)

8.8%

True Gross Yield

47%

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: €26,930/yr
Average Daily Rate: €157
Payback Period: 6.0 years
5-yr Capital Value: €170,161
10-yr Capital Value: €207,027
Brixfox Score: 64.6 / 100
Comparable Properties: 6
Data Confidence: 66%
Search Radius: 2 km

True Investment Cost

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

€305,100

+135.6% over asking

Asking price€129,500
IMT — Property transfer tax (investment schedule)€1,571
IS — Stamp duty (0.8%)€1,036
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€1,943
Total acquisition costs€5,800
Renovation (est. €900/m² × 164 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€147,600
(€114,800–€180,400)
Furnishing & STR launch (3bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€22,200
All-in investment (incl. renovation & furnishing)€305,100

Gross yield (asking price)

20.8%

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: 3
Bathrooms: 2
Building: 164 m²
Land: 137 m²
Style: portuguese-traditional
Condition: needs-renovation
Energy Certificate: G

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
25
Visual Appeal
2.2
Ownership Security
13
Location
8.4
Land & Space
3.31
Rental Demand
4.71
Payback Speed
5
STR Suitability
3

Description

Discover your dream getaway in this (already approved) remodeling project of this fantastic villa. With an irresistible price ofthis 3 bedroom, 2 bathroom property has an area of 152 square meters. With a plot of 137 square meters and a total area of 164 square meters, this friendly property offers the perfect space fo

Location

📍 37.1414°N, 8.5158°W

· Lagoa/Carvoeiro, Algarve, Portugal

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

House in Centro de Parchal, Estômbar e Parchal

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

Grade B investment — short-term rental yields 14.2% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score65
GradeB
Brixfox Intelligence
65BStrong
Score Breakdown
ROI & Yield72%
Capital Growth68%
Risk Profile67%
Market Demand65%

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
+19.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$36K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
14.2%
$1,670/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
5 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
7.0 yr
Rental only

Property details

Energy: G
Condition: needs-renovation

Description

Discover your dream getaway in this (already approved) remodeling project of this fantastic villa. With an irresistible price ofthis 3 bedroom, 2 bathroom property has an area of 152 square meters. With a plot of 137 square meters and a total area of 164 square meters, this friendly property offers the perfect space fo

Income Breakdown

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Nightly Rate (ADR)
$227/night
50% ($104)Brixfox estimate($227/night)200% ($417)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$20,036
Airbnb data$227/night · 47% occupancy
Rental income
$227/night · 47% occ.
$39,004
Running costs (20%)
Utilities, cleaning, maintenance
-$7,801
Income tax (10%)
Indonesian rental income tax
-$10,921
Property tax
Annual property tax
-$246
Net income
14.2% ROI
$20,036

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$140,761
IMT (transfer tax, investment schedule)$1,708
Imposto de Selo (stamp duty)$1,126
Notary & registration$1,359
Legal / due diligence$2,112
Total acquisition costs$6,304
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$160,435
($124,783–$196,087)
Furnishing & STR launch
3bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$21,957
All-in investment$329,457

Gross yield (asking)

27.7%

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.

$1.5M$1.1M$746K$373K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $130K
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 7: rental income alone has repaid the full purchase price.
2x return
Year 6: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$158K
+22%
Rental Income
+$98K
Total Position
$255K
+97%
14.6%/yr
Year 10
Capital Value
$192K
+48%
Rental Income
+$211K
Total Position
$403K
+211%
12.0%/yr
Year 20
Capital Value
$284K
+119%
Rental Income
+$495K
Total Position
$779K
+502%
9.4%/yr
Year 30
Capital Value
$420K
+224%
Rental Income
+$877K
Total Position
$1.3M
+902%
8.0%/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
Strong
14.2% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Strong
$209 per night
Visual Appeal
Weak
1/10 instagrammability
Size & Space
Weak
137 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 14.2% — outperforms most villas in this market
Premium nightly rate of $209 — 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 47% — 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.
12.2%
$1,428/mo
40% occ.
16.3%
$1,911/mo
47% occ.
19.2%
$2,255/mo
current
57% occ.
23.3%
$2,738/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.