Estate in Es Mal Pas, Formentera
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Grade C+villabudget

Estate in Es Mal Pas, Formentera

Formentera · Formentera · Illes Balears

€2.8M

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.

0.6%

Net Yield (after tax, all-in)

indicative range 0.4–0.7%

0.6%

Managed ROI (after tax)

2.6%

Gross Yield

54%

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: €80,916/yr
Average Daily Rate: €446
-15.0% vs area baselineImage quality 5/10 (-6%), Mediterranean-traditional style (+5%), No pool (-12%), Has countryside (+10%), Budget finish (-12%)
Net Yield (after tax): 0.6%
Payback Period: 179.7 years
5-yr Capital Value: €3.2M
10-yr Capital Value: €3.8M
Brixfox Score: 51.8 / 100
Comparable Properties: 6
Data Confidence: 54%
Search Radius: 6 km

True Investment Cost

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

€3.2M

+12.8% over asking

Asking price€2.8M
itp€314,000
legal€12,100
furnishing€30,000
notary registry€2,500
All-in investment€3.2M

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: 2
Building: 215 m²
Land: 12000 m²
Style: mediterranean-traditional
Condition: fair
Energy Certificate: E
countryside

Design Features

stone wallsred window shutters

AI Investment Summary

C+ investment in Formentera (Formentera). Score 51.8/100. Net yield 0.6% after tax | Occupancy 54% | ADR $446 | No STR licence on record

Score Breakdown

ROI
2.24
Visual Appeal
7.4
Ownership Security
13
Location
10.8
Land & Space
12
Rental Demand
5.37
Payback Speed
0
STR Suitability
1

Description

Can Cortinetes is an exclusive single-family home located in es Mal Pas, near Sant Francesc Xavier, ideal for those seeking tranquility, space, and comfort in a privileged natural environment, close to the beach and a short distance from Sant Francesc. It is a single-story home, situated on a large plot of almost 12,00

Location

📍 38.6991°, 1.4450°

Formentera, Illes Balears, Spain

Listed by INSULARGROUP via Idealista.com
3-bedroom freehold villa in Formentera — photo 1 of 5
Idealista.com
3-bedroom freehold villa in Formentera — photo 2 of 5
3-bedroom freehold villa in Formentera — photo 3 of 5
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3-bedroom freehold villa in Formentera — photo 5 of 5

Estate in Es Mal Pas, Formentera

Formentera · Balearic Islands · Ref BF-67718Source · Idealista.com · listed 20 Jul 2026
Asking price
$3,186,163
Bedrooms
3
Bathrooms
2
Built area
215 m²
Land
12000 m²
Brixfox Score 52 · C+
Modelled from Airbnb listings we track across Formentera — live calendar data. Projections are estimates, not financial advice.

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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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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.

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Customize your projections
Nightly Rate (ADR)
$507/night
50% ($253)Brixfox estimate($507/night)200% ($1,014)
Occupancy
54%
10%Brixfox estimate(54%)100%

Short-Term Rental

Indicative
Yearly income
$51,562
Likely range $30,938 – $72,187
Airbnb data$507/night · 54% occupancy
Rental income
$507/night · 54% occ.
$92,076
Running costs (20%)
Utilities, cleaning, maintenance
••••
Income tax (24%)
Non-EU IRNR on gross rent
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Net income
••% ROI
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Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Formentera.

$12.9M$9.7M$6.5M$3.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $2.8M
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 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$3.4M
+22%
Rental Income
+$241K
Total Position
$3.6M
+30%
5.4%/yr
Year 10
Capital Value
$4.1M
+48%
Rental Income
+$519K
Total Position
$4.7M
+67%
5.2%/yr
Year 20
Capital Value
$6.1M
+119%
Rental Income
+$1.2M
Total Position
$7.4M
+163%
4.9%/yr
Year 30
Capital Value
$9.1M
+224%
Rental Income
+$2.2M
Total Position
$11.2M
+301%
4.7%/yr

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Villa Scorecard

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Risks & What-If

What if occupancy changes?

Owner Managed scenario

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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 Spain may impact actual yields.