Detached house in Urbanização Rocha Brava, Vale Milho - Vale Centeanes - Algar seco, Lagoa e Carvoeiro
Grade Bvilla

Detached house in Urbanização Rocha Brava, Vale Milho - Vale Centeanes - Algar seco, Lagoa e Carvoeiro

Lagoa/Carvoeiro · Central Algarve ·

€3.5M

Asking Price (EUR)

2.0%

True Net Yield (Owner, all-in)

1.4%

True Net Yield (Managed, all-in)

2.9%

True Gross Yield

66%

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: €117,075/yr
Average Daily Rate: €483
Payback Period: 73.2 years
5-yr Capital Value: €4.1M
10-yr Capital Value: €4.7M
Brixfox Score: 55.7 / 100
Comparable Properties: 14
Data Confidence: 83%
Search Radius: 2 km

True Investment Cost

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

€4.0M

+13.5% over asking

Asking price€3.5M
IMT — Property transfer tax (investment schedule)€262,425
IS — Stamp duty (0.8%)€27,992
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€52,485
Total acquisition costs€344,152
Renovation (est. €200/m² × 461 m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		€92,200
(€46,100–€138,300)
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)€4.0M

Gross yield (asking price)

3.4%

True gross yield (all-in)

2.9%

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
Building: 461 m²

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
5.48
Visual Appeal
10
Ownership Security
13
Location
10.56
Land & Space
6
Rental Demand
6.64
Payback Speed
0
STR Suitability
4

Description

Here is your magnificent, frontline home, which embrasses the spectacular sea view from all rooms. An extremely well maintained property, that presents authentic portuguese style with internal design, using natural materials. A tranquil, landscapped garden, overlooking the Atlantic ocean, with heated indoor and outdoor

Location

📍 37.0940°N, 8.4720°W

· Lagoa/Carvoeiro, Algarve, Portugal

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

Detached house in Urbanização Rocha Brava, Vale Milho - Vale Centeanes - Algar seco, Lagoa e Carvoeiro

Lagoa/Carvoeiro · Central Algarve · Ref BF-96946 Source verified · Idealista.pt · listed 3 Jul 2026
Asking price · Freehold
$3,803,261
Inquire — direct to agent
Ownership
Freehold
Bedrooms
4
Built area
461 m²
Brixfox Score 56 · BFinancial analysis ↓

Property details

Description

Here is your magnificent, frontline home, which embrasses the spectacular sea view from all rooms. An extremely well maintained property, that presents authentic portuguese style with internal design, using natural materials. A tranquil, landscapped garden, overlooking the Atlantic ocean, with heated indoor and outdoor

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
$374,078
IMT (transfer tax, investment schedule)$285,245
Imposto de Selo (stamp duty)$30,426
Notary & registration$1,359
Legal fees$57,049
Renovation budget· Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.
€
Furniture & STR launch· default ≈ $9,661/bedroom
€
All-in investment
$4,316,198
+13.5% 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
2.1% annual return
Occupancy
Good
66% average occupancy
Nightly Rate
Strong
$620 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 $620 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Yield of 2.1% is below the market average — model your cashflow carefully
Visual appeal is below average — photos may not compete well on Airbnb listings

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

46% occ.
1.6%
$4,951/mo
56% occ.
1.9%
$6,018/mo
66% occ.
2.2%
$7,084/mo
current
76% occ.
2.6%
$8,150/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.