House in Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal
Grade C+villaluxury

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

Lagoa/Carvoeiro · Central Algarve ·

€5.7M

Asking Price (EUR)

0.6%

True Net Yield (Owner, all-in)

0.3%

True Net Yield (Managed, all-in)

1.3%

True Gross Yield

40%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 3.2 months ago and is currently at 27% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.78, occupancy cap 68%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €85,098/yr
Average Daily Rate: €579
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has countryside (+10%), Luxury finish (+8%)
Payback Period: 456.0 years
5-yr Capital Value: €6.6M
10-yr Capital Value: €7.7M
Brixfox Score: 52.9 / 100
Comparable Properties: 12
Data Confidence: 67%
Search Radius: 6 km

True Investment Cost

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

€6.3M

+11.1% 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€0 — move-in ready
Furnishing & STR launch (5bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€71,000
All-in investment (incl. renovation & furnishing)€6.3M

Gross yield (asking price)

1.5%

True gross yield (all-in)

1.3%

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
Style: modern
Condition: excellent
Private Pool
countryside

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity-edge poolexpansive glass wallsopen-plan livingmultiple outdoor lounge areas

Score Breakdown

ROI
0.88
Visual Appeal
16.6
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
4.03
Payback Speed
0
STR Suitability
4

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

Listed via Idealista.pt
5-bedroom freehold villa in Lagoa/Carvoeiro — photo 1 of 1
Idealista.pt

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

Lagoa/Carvoeiro · Central Algarve · Ref BF-63886 Source verified · Idealista.pt · listed 2 Jun 2026
Asking price · Freehold
$6,195,652
Inquire — direct to agent
Ownership
Freehold
Bedrooms
5
Built area
285 m²
Brixfox Score 53 · C+Financial analysis ↓

Property details

Condition: excellent
View: countryside

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

Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Fully managed is the Brixfox Standard shown on every card: a full-service manager whose commission includes the OTA/channel listing (not the cleaning cost — changeovers are funded by guest cleaning fees; you bear the residual). Self-managed drops the commission but pays the OTA host fee directly — and your own time.
Net yieldNet operating income ÷ all-in investment. After local operating taxes; before home-country personal tax and financing costs. Modelled from observed market performance of comparable Airbnb listings.
—
Awaiting comparable data
Gross yield · all-in basis
—
Before tax in your home country and financing costs. Estimates, not financial advice.

Revenue assumptions

Derived from the comparable Airbnb listings below. ADR reflects asking prices, not booked rates; occupancy comes from observed calendar availability.
Expected ADR
—
Asking-price basis
Expected occupancy
—
Projected annual revenue
—
ADR × occupancy × 365
Comp data observed in USD · converted at €0.92/$
Seasonal occupancy pattern
Peak Aug +45% · Low Jan -30%
J
F
M
A
M
J
J
A
S
O
N
D
Modelled monthly index (relative to the annual average) — replaced by measured per-market indices as calendar history matures.

Investment basis

The true all-in acquisition cost — asking price plus purchase costs, renovation and furnishing. Every yield on this page is computed against this total, not the asking price.
Adjust the figures to your deal — yields recalculate live.
Purchase price· asking
€
Acquisition costs· 9.8% of price, auto-calculated
$608,533
IMT (transfer tax, investment schedule)$464,674
Imposto de Selo (stamp duty)$49,565
Notary & registration$1,359
Legal fees$92,935
Renovation budget· Move-in ready. No renovation budgeted.
€
Furniture & STR launch· default ≈ $15,000/bedroom
€
All-in investment
$6,879,185
+11.0% over asking

Total return estimate

OptionalNet yield plus an appreciation assumption you choose. Appreciation is a forward-looking assumption, not data — which is why it defaults to 0% and is kept out of the yield figures above.
Annual appreciation assumption0%
0%5% · Lagoa/Carvoeiro 5-yr avg — historical, not a forecast8%
Indicative total return
—/yr
— + 0% appreciation
Appreciation assumptions are illustrative only. Past regional price growth does not predict future performance; local supply, regulation and currency moves can materially change outcomes. Not financial advice.

Where it sits — and the comps around it

The Airbnb listings behind the market evidence above, on the map. When our photo-matching identifies this exact property on Airbnb, its live listing appears below.

Location

Lagoa/Carvoeiro

Central Algarve, Approximate area

Loading Map...

Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Weak
0.9% annual return
Occupancy
Weak
40% average occupancy
Nightly Rate
Strong
$742 per night
Visual Appeal
Strong
9/10 visual appeal
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $742 — positioned in the top tier
Stunning visuals (9/10) — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Yield of 0.9% is below the market average — model your cashflow carefully
Occupancy at 40% — 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.
0.7%
$3,825/mo
40% occ.
1.0%
$5,100/mo
current
40% occ.
1.0%
$5,137/mo
current
50% occ.
1.2%
$6,412/mo
Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. A vetted local management partner is already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

Vetted by Brixfox 8+ yrs operating 110+ properties managed ~2h guest response

Atlantic Stays Management

Vetted

Alojamento Local management, Lisbon to the Algarve

22%
Management fee
of rental revenue — already in your Managed figures

End-to-end AL management for international owners. We handle the licence, the platforms and the guests so your second home pays for itself.

What the fee covers

  • Listing setup & optimisation (Airbnb, Booking.com, VRBO)
  • Dynamic pricing & revenue management
  • 24/7 multilingual guest communication
  • Guided check-in / check-out & key handling
  • Professional cleaning, laundry & restocking
  • Maintenance & repairs coordination
  • Monthly owner statements & payouts
  • Guest screening & damage protection
  • Alojamento Local (AL) licence handling & renewals
  • SEF/AIMA guest registration & tourist-tax filing
Visit Atlantic Stays Management

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Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Market factors in Portugal may impact actual yields.