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Detached house in Livramento, Luz de Tavira
Detached house in Livramento, Luz de Tavira — image 2Detached house in Livramento, Luz de Tavira — image 3Detached house in Livramento, Luz de Tavira — image 4Detached house in Livramento, Luz de Tavira — image 5
Grade C+villabudget

Detached house in Livramento, Luz de Tavira

Tavira · Eastern Algarve ·

€699,000

Asking Price (EUR)

Limited comps — indicative only

Revenue projections are based on limited comparable data (3 comps, 54% confidence).

2.2%

True Net Yield (Owner, all-in)

1.4%

True Net Yield (Managed, all-in)

3.2%

True Gross Yield

37%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 3.1 months ago and is currently at 26% 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: €36,763/yr
Average Daily Rate: €271
-48.0% vs area baselineImage quality 4/10 (-9%), Dated style (-15%), No pool (-12%), Budget finish (-12%)
Payback Period: 49.1 years
5-yr Capital Value: €753,528
10-yr Capital Value: €873,546
Brixfox Score: 49.6 / 100
Comparable Properties: 3
Data Confidence: 54%
Search Radius: 10 km

True Investment Cost

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

€1.2M

+65.8% over asking

Asking price€699,000
IMT — Property transfer tax (investment schedule)€41,940
IS — Stamp duty (0.8%)€5,592
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€10,485
Total acquisition costs€59,267
Renovation (est. €900/m² × 406 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€365,400
(€284,200–€446,600)
Furnishing & STR launch (7bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€35,600
All-in investment (incl. renovation & furnishing)€1.2M

Gross yield (asking price)

5.3%

True gross yield (all-in)

3.2%

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: 7
Bathrooms: 6
Building: 406 m²
Style: dated
Condition: needs-renovation

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
8.1
Visual Appeal
5.4
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
3.72
Payback Speed
1
STR Suitability
4

Description

COMMERCIAL PROPERTY WITH UPPER FLOOR ACCOMMODATION OF SEVEN BEDROOMS LOCATED CLOSE TO THE WATERFRONT LOCATION This property enjoys a location by the National Road 125, walking distance to the waterfront of Ria Formosa, just a 10-minute drive from the picturesque coastal town of Tavira and 15-minute drive from the tow

Location

📍 37.0870°N, 8.7290°W

· Tavira, Algarve, Portugal

Visit Aimcliff Properties →Listed via Idealista.pt
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Aimcliff Properties
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Detached house in Livramento, Luz de Tavira

Tavira · Eastern Algarve · Ref BF-75288 Source verified · Aimcliff Properties · listed 2 Jun 2026
Asking price · Freehold
$759,783
View original listing
Ownership
Freehold
Bedrooms
7
Bathrooms
6
Built area
406 m²
True net yield
2.0%
≈ $2,709/mo net after costs & tax
5-yr total return (net + appreciation)
7.6% / yr avg
Payback in ~49 yrs from rent
Brixfox Score 50 · C+

What nearby Airbnbs actually earn

Brixfox tracks the live availability calendars of Airbnb listings around this property. The rates and occupancy below are observed from real bookings — this is the data behind every yield figure on this page.

Location

Tavira

Eastern Algarve, Approximate area

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Airbnb Comp Analysis

Finding Airbnb comps...

Property details

Condition: needs-renovation

Description

COMMERCIAL PROPERTY WITH UPPER FLOOR ACCOMMODATION OF SEVEN BEDROOMS LOCATED CLOSE TO THE WATERFRONT LOCATION This property enjoys a location by the National Road 125, walking distance to the waterfront of Ria Formosa, just a 10-minute drive from the picturesque coastal town of Tavira and 15-minute drive from the tow

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$379/night
50% ($174)Brixfox estimate($379/night)200% ($697)
Occupancy
37%
10%Brixfox estimate(37%)100%

Short-Term Rental

Indicative
Yearly income
$24,764
Likely range $14,859 – $34,671
Airbnb data$379/night · 37% occupancy
Rental income
$379/night · 37% occ.
$47,624
Running costs (20%)
Utilities, cleaning, maintenance
-$9,525
Income tax (10%)
Indonesian rental income tax
-$13,335
Property tax
Annual property tax
-$0
Net income
3.3% ROI
$24,764

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

2.0%

Based on area comps — this property's exact location is unconfirmed

Scenario
Pre-tax
After-tax
Owner-managed
4.0%
3.5%
Fully-managed
2.5%
2.0%
After-tax nets ~28% non-resident IRS on AL income (simplified regime). Yields are on the all-in acquisition cost, not the asking price.

Gross Yield

5.9%

Annual Revenue

$47,624

Income Tax / yr

$4,167

Payback

49 yrs

True All-In Cost
Asking price$759,783
IMT — transfer tax (non-resident 7.5%)$52,989
Stamp duty (0.8%)$5,652
Notary + registry$2,174
Legal$8,690
Furnishing + STR launch$27,174
All-in cost$803,201

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Tavira.

$3.9M$2.9M$1.9M$963K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $699K
Capital appreciation
Property value growing at +4%/yr based on Tavira 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 23: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$850K
+22%
Rental Income
+$121K
Total Position
$971K
+39%
6.8%/yr
Year 10
Capital Value
$1.0M
+48%
Rental Income
+$261K
Total Position
$1.3M
+85%
6.4%/yr
Year 20
Capital Value
$1.5M
+119%
Rental Income
+$612K
Total Position
$2.1M
+207%
5.8%/yr
Year 30
Capital Value
$2.3M
+224%
Rental Income
+$1.1M
Total Position
$3.4M
+379%
5.4%/yr
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

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.3% annual return
Occupancy
Weak
37% average occupancy
Nightly Rate
Strong
$349 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $349 — 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 3.3% is near 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.
3.8%
$2,420/mo
40% occ.
5.1%
$3,227/mo
37% occ.
4.7%
$3,000/mo
current
47% occ.
6.0%
$3,807/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. Market factors in Portugal may impact actual yields.