Detached house in Vila de Estômbar - Fontes, Estômbar e Parchal
Detached house in Vila de Estômbar - Fontes, Estômbar e Parchal — image 2Detached house in Vila de Estômbar - Fontes, Estômbar e Parchal — image 3Detached house in Vila de Estômbar - Fontes, Estômbar e Parchal — image 4Detached house in Vila de Estômbar - Fontes, Estômbar e Parchal — image 5
Grade B+villabudget

Detached house in Vila de Estômbar - Fontes, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve ·

€435,000

Asking Price (EUR)

5.4%

True Net Yield (Owner, all-in)

3.8%

True Net Yield (Managed, all-in)

8.4%

True Gross Yield

43%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 months ago and is currently at 16% 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: €53,073/yr
Average Daily Rate: €337
Payback Period: 10.2 years
5-yr Capital Value: €571,584
10-yr Capital Value: €695,419
Brixfox Score: 72.6 / 100
Comparable Properties: 4
Data Confidence: 59%
Search Radius: 4 km

True Investment Cost

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

€635,085

+46.0% over asking

Asking price€435,000
IMT — Property transfer tax (investment schedule)€22,630
IS — Stamp duty (0.8%)€3,480
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,525
Total acquisition costs€33,885
Renovation (est. €900/m² × 160 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€144,000
(€112,000–€176,000)
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)€635,085

Gross yield (asking price)

12.2%

True gross yield (all-in)

8.4%

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: 1
Building: 160 m²
Land: 5230 m²
Style: portuguese-traditional
Condition: needs-renovation
Year Built: 1951
Energy Certificate: F
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AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
22.88
Visual Appeal
5
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
4.31
Payback Speed
4
STR Suitability
3

Description

Detached 3-bedroom house on a 5,230 m2 plot, fenced with various fruittrees and a water well.   The house predates 1951 and is in need of updating. Very private space.   Good access and very good location.   Schedule your visit!   .

Location

📍 37.1695°N, 8.4677°W

· Lagoa/Carvoeiro, Algarve, Portugal

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Idealista.pt
Lagoa/Carvoeiro / Central Algarve

Detached house in Vila de Estômbar - Fontes, Estômbar e Parchal

Inventory
3 Beds
Bathrooms
1 Baths
Built Area
160 m²
Land Plot
5230 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 8.3% 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
+13.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$120K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.3%
$3,268/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
12.1 yr
Rental only

Property details

Year built: 1951
Energy: F
Condition: needs-renovation

Description

Detached 3-bedroom house on a 5,230 m2 plot, fenced with various fruittrees and a water well.   The house predates 1951 and is in need of updating. Very private space.   Good access and very good location.   Schedule your visit!   .

Income Breakdown

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Nightly Rate (ADR)
$490/night
50% ($225)Brixfox estimate($490/night)200% ($901)
Occupancy
43%
10%Brixfox estimate(43%)100%

Short-Term Rental

Yearly income
$39,216
Airbnb data$490/night · 43% occupancy
Rental income
$490/night · 43% occ.
$77,007
Running costs (20%)
Utilities, cleaning, maintenance
-$15,401
Income tax (10%)
Indonesian rental income tax
-$21,562
Property tax
Annual property tax
-$827
Net income
8.3% ROI
$39,216

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$472,826
IMT (transfer tax, investment schedule)$24,598
Imposto de Selo (stamp duty)$3,783
Notary & registration$1,359
Legal / due diligence$7,092
Total acquisition costs$36,832
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$156,522
($121,739–$191,304)
Furnishing & STR launch
3bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$21,957
All-in investment$688,136

Gross yield (asking)

16.3%

True gross yield (all-in)

11.2%

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.

$3.6M$2.7M$1.8M$899K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $435K
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 11: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$529K
+22%
Rental Income
+$192K
Total Position
$721K
+66%
10.6%/yr
Year 10
Capital Value
$644K
+48%
Rental Income
+$414K
Total Position
$1.1M
+143%
9.3%/yr
Year 20
Capital Value
$953K
+119%
Rental Income
+$969K
Total Position
$1.9M
+342%
7.7%/yr
Year 30
Capital Value
$1.4M
+224%
Rental Income
+$1.7M
Total Position
$3.1M
+619%
6.8%/yr

Location

Lagoa/Carvoeiro

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.3% annual return
Occupancy
Weak
43% average occupancy
Nightly Rate
Strong
$450 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Strong
5230 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.3% — outperforms most villas in this market
Premium nightly rate of $450 — positioned in the top tier
Generous 5230 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 43% — 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.
7.8%
$3,058/mo
40% occ.
10.4%
$4,101/mo
43% occ.
11.2%
$4,423/mo
current
53% occ.
13.9%
$5,466/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.