Grade C+villa

House in Centro de Carvoeiro, Lagoa e Carvoeiro

Lagoa/Carvoeiro · Central Algarve ·

€4.3M

Asking Price (EUR)

0.5%

True Net Yield (Owner, all-in)

0.4%

True Net Yield (Managed, all-in)

0.8%

True Gross Yield

29%

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: €39,360/yr
Average Daily Rate: €375
Payback Period: 137.8 years
5-yr Capital Value: €5.7M
10-yr Capital Value: €7.0M
Brixfox Score: 53.5 / 100
Comparable Properties: 15
Data Confidence: 80%
Search Radius: 2 km

True Investment Cost

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

€4.9M

+12.3% over asking

Asking price€4.3M
IMT — Property transfer tax (investment schedule)€326,250
IS — Stamp duty (0.8%)€34,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€65,250
Total acquisition costs€427,550
Renovation (est. €200/m² × 350 m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		€70,000
(€35,000–€105,000)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€37,550
All-in investment (incl. renovation & furnishing)€4.9M

Gross yield (asking price)

0.9%

True gross yield (all-in)

0.8%

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: 4
Bathrooms: 4
Building: 350 m²
Land: 2700 m²
Year Built: 1997
Energy Certificate: Not indicated

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
8.08
Visual Appeal
10
Ownership Security
13
Location
10.56
Land & Space
6
Rental Demand
2.87
Payback Speed
0
STR Suitability
3

Description

Introducing a discreet listing: In the world of real estate, discretion is often essential for homeowners wishing to sell while preserving their privacy and confidentiality. Perched on the cliffs, this villa showcases spacious living areas enhanced by warm, rustic elements, creating an inviting atmosphere that embodi

Location

📍 37.0940°N, 8.4720°W

· Lagoa/Carvoeiro, Algarve, Portugal

View on AUTHENTIC EMERALD REAL ESTATE →Also on Idealista.pt
Idealista.pt
Lagoa/Carvoeiro / Central Algarve

House in Centro de Carvoeiro, Lagoa e Carvoeiro

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
350 m²
Land Plot
2700 m²
Tenure
Freehold
Yield Curve Status

Grade C+ investment — short-term rental yields 0.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score54
GradeC+
Brixfox Intelligence
54C+Moderate
Score Breakdown
ROI & Yield59%
Capital Growth57%
Risk Profile56%
Market Demand54%

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
+6.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$1.2M in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
0.5%
$1,781/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
14 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
—
Rental only

Property details

Year built: 1997
Energy: Not indicated

Description

Introducing a discreet listing: In the world of real estate, discretion is often essential for homeowners wishing to sell while preserving their privacy and confidentiality. Perched on the cliffs, this villa showcases spacious living areas enhanced by warm, rustic elements, creating an inviting atmosphere that embodi

Income Breakdown

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Nightly Rate (ADR)
$543/night
50% ($250)Brixfox estimate($543/night)200% ($1000)
Occupancy
29%
10%Brixfox estimate(29%)100%

Short-Term Rental

Yearly income
$21,366
Airbnb data$543/night · 29% occupancy
Rental income
$543/night · 29% occ.
$57,001
Running costs (20%)
Utilities, cleaning, maintenance
-$11,400
Income tax (10%)
Indonesian rental income tax
-$15,960
Property tax
Annual property tax
-$8,274
Net income
0.5% ROI
$21,366

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$4,728,261
IMT (transfer tax, investment schedule)$354,620
Imposto de Selo (stamp duty)$37,826
Notary & registration$1,359
Legal / due diligence$70,924
Total acquisition costs$464,728
Renovation (~$217/m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		$76,087
($38,043–$114,130)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$38,641
All-in investment$5,307,717

Gross yield (asking)

1.2%

True gross yield (all-in)

1.1%

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.

$17.5M$13.1M$8.8M$4.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $4.3M
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.
2x return
Year 17: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$5.3M
+22%
Rental Income
+$104K
Total Position
$5.4M
+24%
4.4%/yr
Year 10
Capital Value
$6.4M
+48%
Rental Income
+$225K
Total Position
$6.7M
+53%
4.4%/yr
Year 20
Capital Value
$9.5M
+119%
Rental Income
+$528K
Total Position
$10.1M
+131%
4.3%/yr
Year 30
Capital Value
$14.1M
+224%
Rental Income
+$935K
Total Position
$15.0M
+246%
4.2%/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
Weak
0.5% annual return
Occupancy
Weak
29% average occupancy
Nightly Rate
Strong
$500 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Strong
2700 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $500 — positioned in the top tier
Generous 2700 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 0.5% is below 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.
0.7%
$2,781/mo
40% occ.
1.0%
$3,938/mo
29% occ.
0.7%
$2,636/mo
current
39% occ.
1.0%
$3,792/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.