House in Caramujeira - Vale d'El Rei - Benagil, Lagoa e Carvoeiro
House in Caramujeira - Vale d'El Rei - Benagil, Lagoa e Carvoeiro — image 2House in Caramujeira - Vale d'El Rei - Benagil, Lagoa e Carvoeiro — image 3House in Caramujeira - Vale d'El Rei - Benagil, Lagoa e Carvoeiro — image 4House in Caramujeira - Vale d'El Rei - Benagil, Lagoa e Carvoeiro — image 5
Grade Bvillamid-range

House in Caramujeira - Vale d'El Rei - Benagil, Lagoa e Carvoeiro

Lagoa/Carvoeiro · Central Algarve ·

€699,999

Asking Price (EUR)

2.6%

True Net Yield (Owner, all-in)

1.8%

True Net Yield (Managed, all-in)

4.0%

True Gross Yield

45%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.6 months ago and is currently at 13% 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: €31,530/yr
Average Daily Rate: €194
Payback Period: 27.3 years
5-yr Capital Value: €919,788
10-yr Capital Value: €1.1M
Brixfox Score: 59.2 / 100
Comparable Properties: 76
Data Confidence: 91%
Search Radius: 2 km

True Investment Cost

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

€791,974

+13.1% over asking

Asking price€699,999
IMT — Property transfer tax (investment schedule)€42,000
IS — Stamp duty (0.8%)€5,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€10,500
Total acquisition costs€59,350
Renovation (est. €55/m² × 105 m²)
Light touch-ups — paint, fixtures, deep clean.		€5,775
(€3,150–€8,400)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€26,850
All-in investment (incl. renovation & furnishing)€791,974

Gross yield (asking price)

4.5%

True gross yield (all-in)

4.0%

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: 2
Bathrooms: 3
Building: 105 m²
Land: 118 m²
Style: portuguese-traditional
Condition: good
Year Built: 2002
Energy Certificate: E
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AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

ocean viewtraditional Portuguese architectural detailswooden accents

Score Breakdown

ROI
13.42
Visual Appeal
11.4
Ownership Security
13
Location
10.56
Land & Space
3.39
Rental Demand
4.46
Payback Speed
0
STR Suitability
3

Description

Fantastic 2-bedroom townhouse in Terraços de Benagil, a short distance from Benagil Beach in Lagoa, Algarve. On the first floor is the social area, with a living room and dining room, full of natural light, adjacent is the compact but functional and fully equipped kitchen, a bathroom equipped with a shower and two sto

Location

📍 37.0940°N, 8.4720°W

· Lagoa/Carvoeiro, Algarve, Portugal

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Idealista.pt
Lagoa/Carvoeiro / Central Algarve

House in Caramujeira - Vale d'El Rei - Benagil, Lagoa e Carvoeiro

Inventory
2 Beds
Bathrooms
3 Baths
Built Area
105 m²
Land Plot
118 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 3.0% net return annually.

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The Investment

Brixfox Score59
GradeB
Brixfox Intelligence
59BStrong
Score Breakdown
ROI & Yield65%
Capital Growth62%
Risk Profile61%
Market Demand59%

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.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+8.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$193K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.0%
$1,897/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
33.4 yr
Rental only

Property details

Year built: 2002
Energy: E
Condition: good

Description

Fantastic 2-bedroom townhouse in Terraços de Benagil, a short distance from Benagil Beach in Lagoa, Algarve. On the first floor is the social area, with a living room and dining room, full of natural light, adjacent is the compact but functional and fully equipped kitchen, a bathroom equipped with a shower and two sto

Income Breakdown

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Nightly Rate (ADR)
$285/night
50% ($131)Brixfox estimate($285/night)200% ($524)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$22,768
Airbnb data$285/night · 45% occupancy
Rental income
$285/night · 45% occ.
$46,346
Running costs (20%)
Utilities, cleaning, maintenance
-$9,269
Income tax (10%)
Indonesian rental income tax
-$12,977
Property tax
Annual property tax
-$1,332
Net income
3.0% ROI
$22,768

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$760,868
IMT (transfer tax, investment schedule)$45,652
Imposto de Selo (stamp duty)$6,087
Notary & registration$1,359
Legal / due diligence$11,413
Total acquisition costs$64,511
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$6,277
($3,424–$9,130)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$858,667

Gross yield (asking)

6.1%

True gross yield (all-in)

5.4%

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.

$3.8M$2.8M$1.9M$939K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $700K
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 24: 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
$852K
+22%
Rental Income
+$111K
Total Position
$963K
+38%
6.6%/yr
Year 10
Capital Value
$1.0M
+48%
Rental Income
+$240K
Total Position
$1.3M
+82%
6.2%/yr
Year 20
Capital Value
$1.5M
+119%
Rental Income
+$563K
Total Position
$2.1M
+200%
5.6%/yr
Year 30
Capital Value
$2.3M
+224%
Rental Income
+$997K
Total Position
$3.3M
+367%
5.3%/yr

Location

Lagoa/Carvoeiro

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
3.0% annual return
Occupancy
Weak
45% average occupancy
Nightly Rate
Strong
$262 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
118 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $262 — 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 3.0% 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.
2.7%
$1,707/mo
40% occ.
3.6%
$2,313/mo
45% occ.
4.1%
$2,593/mo
current
55% occ.
5.0%
$3,198/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.