House in Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal
Grade Bvilla

House in Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve ·

€5.7M

Asking Price (EUR)

1.2%

True Net Yield (Owner, all-in)

0.8%

True Net Yield (Managed, all-in)

1.8%

True Gross Yield

66%

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: €117,609/yr
Average Daily Rate: €485
Payback Period: 55.5 years
5-yr Capital Value: €7.5M
10-yr Capital Value: €9.1M
Brixfox Score: 57.2 / 100
Comparable Properties: 11
Data Confidence: 55%
Search Radius: 6 km

True Investment Cost

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

€6.4M

+11.6% over asking

Asking price€5.7M
IMT — Property transfer tax (investment schedule)€427,500
IS — Stamp duty (0.8%)€45,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€85,500
Total acquisition costs€559,850
Renovation (est. €200/m² × 285 m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		€57,000
(€28,500–€85,500)
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)€6.4M

Gross yield (asking price)

2.1%

True gross yield (all-in)

1.8%

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: 5
Building: 285 m²

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
9.6
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
7.17
Payback Speed
0
STR Suitability
3

Description

Discover this exceptional property where contemporary architecture meets natural harmony an architectural masterpiece set on a 1,614 m² hillside between Ferragudo and Carvoeiro. This unique villa offers a breathtaking 180º panoramic view, stretching from the beaches of Ferragudo across Portimão and Lagos, all the way t

Location

📍 37.1510°N, 8.4910°W

· Lagoa/Carvoeiro, Algarve, Portugal

View on Idealista.pt
Idealista.pt
Lagoa/Carvoeiro / Central Algarve

House in Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal

Inventory
5 Beds
Bathrooms
0 Baths
Built Area
285 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 1.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score57
GradeB
Brixfox Intelligence
57BStrong
Score Breakdown
ROI & Yield63%
Capital Growth60%
Risk Profile59%
Market Demand57%

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
+6.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$1.6M in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.4%
$7,137/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
72.3 yr
Rental only

Property details

Description

Discover this exceptional property where contemporary architecture meets natural harmony an architectural masterpiece set on a 1,614 m² hillside between Ferragudo and Carvoeiro. This unique villa offers a breathtaking 180º panoramic view, stretching from the beaches of Ferragudo across Portimão and Lagos, all the way t

Income Breakdown

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Nightly Rate (ADR)
$709/night
50% ($326)Brixfox estimate($709/night)200% ($1305)
Occupancy
72%
10%Brixfox estimate(72%)100%

Short-Term Rental

Yearly income
$85,642
Airbnb data$709/night · 72% occupancy
Rental income
$709/night · 72% occ.
$185,548
Running costs (20%)
Utilities, cleaning, maintenance
-$37,110
Income tax (10%)
Indonesian rental income tax
-$51,953
Property tax
Annual property tax
-$10,842
Net income
1.4% ROI
$85,642

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$6,195,652
IMT (transfer tax, investment schedule)$464,674
Imposto de Selo (stamp duty)$49,565
Notary & registration$1,359
Legal / due diligence$92,935
Total acquisition costs$608,533
Renovation (~$217/m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		$61,957
($30,978–$92,935)
Furnishing & STR launch
5bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$44,457
All-in investment$6,910,598

Gross yield (asking)

3.0%

True gross yield (all-in)

2.7%

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.

$25.6M$19.2M$12.8M$6.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $5.7M
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 15: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$6.9M
+22%
Rental Income
+$418K
Total Position
$7.4M
+29%
5.2%/yr
Year 10
Capital Value
$8.4M
+48%
Rental Income
+$903K
Total Position
$9.3M
+64%
5.1%/yr
Year 20
Capital Value
$12.5M
+119%
Rental Income
+$2.1M
Total Position
$14.6M
+156%
4.8%/yr
Year 30
Capital Value
$18.5M
+224%
Rental Income
+$3.7M
Total Position
$22.2M
+290%
4.6%/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
1.4% annual return
Occupancy
Good
72% average occupancy
Nightly Rate
Strong
$653 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $653 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.4% 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

52% occ.
1.3%
$6,900/mo
62% occ.
1.6%
$8,410/mo
72% occ.
1.9%
$9,920/mo
current
82% occ.
2.2%
$11,430/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.