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Detached house in Camino de Can Joan de Sa Punta, 4103, Formentera
Detached house in Camino de Can Joan de Sa Punta, 4103, Formentera — image 2Detached house in Camino de Can Joan de Sa Punta, 4103, Formentera — image 3Detached house in Camino de Can Joan de Sa Punta, 4103, Formentera — image 4Detached house in Camino de Can Joan de Sa Punta, 4103, Formentera — image 5
Grade Bvillaluxury

Detached house in Camino de Can Joan de Sa Punta, 4103, Formentera

Formentera · Formentera · Illes Balears

€4.9M

Asking Price (EUR)

STR Restriction Warning

Balearics ETV moratorium: new short-term-rental licences are frozen. An existing, transferable ETV is required to operate legally — verify the licence and its transferability with the agency.

0.4%

Net Yield (after tax, all-in)

0.4%

Managed ROI (after tax)

2.0%

Gross Yield

56%

Occupancy

Net yield is after Spain's non-resident rental income tax (modelled at the non-EU 24% rate on net profit; EU/EEA residents pay 19%) and assumes deductible STR expenses — standard for EU/EEA owners and, per recent rulings, available to non-EU owners; confirm with a Spanish tax adviser. Holiday lets don't qualify for the 60% long-term-rental reduction.

Projected Gross Revenue: €112,260/yr
Average Daily Rate: €591
+24.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), No pool (-12%), Has sea (+10%), Luxury finish (+8%)
Net Yield (after tax): 0.4%
Payback Period: 281.5 years
5-yr Capital Value: €5.7M
10-yr Capital Value: €6.6M
Brixfox Score: 57.1 / 100

True Investment Cost

Spanish transfer tax + notary + registry + legal + furnishing & STR launch setup.

€5.5M

+12.9% over asking

Asking price€4.9M
itp€587,000
legal€12,100
furnishing€30,000
notary registry€2,500
All-in investment€5.5M

Estimates use Spain's resale transfer-tax (ITP) schedule by region plus notary, registry and legal fees; furnishing & STR launch covers furniture, appliances, the tourist-licence setup and launch photography. Actual notary & legal vary — budget extra for surveyor, due-diligence and bank-mortgage fees if financing. Working capital (2–3 months operating buffer) not included.

Bedrooms: 3
Bathrooms: 3
Building: 110 m²
Land: 5655 m²
Style: modern
Condition: new-build
Year Built: 1970
Energy Certificate: E
sea

STR Licence Status Unconfirmed

Short-term-rental licence unconfirmed — verify before purchase. In moratorium regions (Balearics ETV, Canaries VV) only an existing, transferable licence reliably permits Airbnb-style letting.

Design Features

exposed wooden beam ceilinglarge sliding glass doorsintegrated kitchen island with bar seatingminimalist decor

Score Breakdown

ROI
1.44
Visual Appeal
15.6
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
5.62
Payback Speed
0
STR Suitability
1

Description

CASA TORTOLA - Located in one of the most tranquil and exclusive areas of Formentera, between Cala en Baster and Punta Prima, this renovated villa stands out for its contemporary Mediterranean style and its connection with the natural environment. The property has three spacious en-suite bedrooms, all with direct acce

Location

📍 38.7160°, 1.4709°

Formentera, Illes Balears, Spain

Visit MÁS REAL ESTATE →Listed via Idealista.com
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Detached house in Camino de Can Joan de Sa Punta, 4103, Formentera

Formentera · Balearic Islands · Ref BF-1613 Source verified · MÁS REAL ESTATE · listed 1 Jul 2026
Asking price · Freehold
$5,326,087
View original listing
Ownership
Freehold
Bedrooms
3
Bathrooms
3
Built area
110 m²
Land
5655 m²
True net yield
0.4%
≈ $4,715/mo net after costs & tax
5-yr total return (net + appreciation)
5.6% / yr avg
Payback in ~281 yrs from rent
Brixfox Score 57 · B

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

Formentera

Balearic Islands, Approximate area

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Airbnb Comp Analysis

Finding Airbnb comps...

STR Restriction Warning

Balearics ETV moratorium: new short-term-rental licences are frozen. An existing, transferable ETV is required to operate legally — verify the licence and its transferability with the agency.

After-tax basis: net yield is after Spain's non-resident rental income tax, modelled at the non-EU 24% rate on net profit (EU/EEA residents pay 19%). Assumes deductible STR expenses — standard for EU/EEA owners and, per recent rulings, available to non-EU owners; confirm with a Spanish tax adviser. Holiday lets don't qualify for the 60% long-term-rental reduction.

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)
$643/night
50% ($321)Brixfox estimate($643/night)200% ($1,285)
Occupancy
56%
10%Brixfox estimate(56%)100%

Short-Term Rental

Indicative
Yearly income
$68,332
Likely range $40,999 – $95,665
Airbnb data$643/night · 56% occupancy
Rental income
$643/night · 56% occ.
$122,022
Running costs (20%)
Utilities, cleaning, maintenance
-$24,404
Income tax (24%)
Non-EU IRNR on gross rent
-$29,285
Net income
1.3% ROI
$68,332

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Formentera.

$21.7M$16.3M$10.9M$5.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $4.9M
Capital appreciation
Property value growing at +4%/yr based on Formentera 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
$6.0M
+22%
Rental Income
+$334K
Total Position
$6.3M
+28%
5.1%/yr
Year 10
Capital Value
$7.3M
+48%
Rental Income
+$721K
Total Position
$8.0M
+63%
5.0%/yr
Year 20
Capital Value
$10.7M
+119%
Rental Income
+$1.7M
Total Position
$12.4M
+154%
4.8%/yr
Year 30
Capital Value
$15.9M
+224%
Rental Income
+$3.0M
Total Position
$18.9M
+285%
4.6%/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 6+ yrs operating 90+ properties managed ~2h guest response

Mediterráneo Stays

Vetted

Licensed VUT/VV management on the Costas & islands

21%
Management fee
of rental revenue — already in your Managed figures

Vivienda de uso turístico management for overseas owners. Regional licensing, national registry (Registro Único) and full guest operations.

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
  • Regional STR licence (VUT/VV/HUT) & national registry handling
  • Pool & garden upkeep
Visit Mediterráneo Stays

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
Weak
1.3% annual return
Occupancy
Average
56% average occupancy
Nightly Rate
Strong
$591 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
5655 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $591 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 5655 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.3% 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

36% occ.
0.9%
$3,961/mo
46% occ.
1.1%
$5,056/mo
56% occ.
1.4%
$6,150/mo
current
66% occ.
1.6%
$7,245/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 Spain may impact actual yields.