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House in Vila de Estômbar - Fontes, Estômbar e Parchal
House in Vila de Estômbar - Fontes, Estômbar e Parchal — image 2House in Vila de Estômbar - Fontes, Estômbar e Parchal — image 3House in Vila de Estômbar - Fontes, Estômbar e Parchal — image 4House in Vila de Estômbar - Fontes, Estômbar e Parchal — image 5
Grade C+villabudget

House in Vila de Estômbar - Fontes, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve ·

€779,000

Asking Price (EUR)

1.9%

True Net Yield (Owner, all-in)

1.1%

True Net Yield (Managed, all-in)

3.1%

True Gross Yield

42%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.9 months ago and is currently at 24% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.77, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €30,029/yr
Average Daily Rate: €194
-21.0% vs area baselineImage quality 3/10 (-12%), Portuguese-traditional style (+5%), No pool (-12%), Has view (+10%), Budget finish (-12%)
Payback Period: 93.7 years
5-yr Capital Value: €903,075
10-yr Capital Value: €1.0M
Brixfox Score: 50.5 / 100
Comparable Properties: 7
Data Confidence: 61%
Search Radius: 4 km

True Investment Cost

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

€969,707

+24.5% over asking

Asking price€779,000
IMT — Property transfer tax (investment schedule)€46,740
IS — Stamp duty (0.8%)€6,232
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,685
Total acquisition costs€65,907
Renovation (est. €900/m² × 114 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€102,600
(€79,800–€125,400)
Furnishing & STR launch (3bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€22,200
All-in investment (incl. renovation & furnishing)€969,707

Gross yield (asking price)

3.9%

True gross yield (all-in)

3.1%

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: 3
Bathrooms: 1
Building: 114 m²
Land: 16660 m²
Style: portuguese-traditional
Condition: needs-renovation
Energy Certificate: Not indicated
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
4.28
Visual Appeal
4.6
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
4.24
Payback Speed
0
STR Suitability
4

Description

Property you have always sought! BP ALGARVE REALTY has.. . with great construction potential, from your dream single-family home to a farm, B&B or AL. Due to its proximity to the beaches of Carvoeiro and Ferragudo as well as a short drive from the world famous golf courses of Pestana, Gramacho and Vale da Pinta. All t

Location

📍 37.1616°N, 8.4832°W

· Lagoa/Carvoeiro, Algarve, Portugal

View this property on BP Algarve Realty →Listed via Idealista.pt
3-bedroom freehold villa in Lagoa/Carvoeiro — photo 1 of 5
BP Algarve Realty
3-bedroom freehold villa in Lagoa/Carvoeiro — photo 2 of 5
3-bedroom freehold villa in Lagoa/Carvoeiro — photo 3 of 5
3-bedroom freehold villa in Lagoa/Carvoeiro — photo 4 of 5
3-bedroom freehold villa in Lagoa/Carvoeiro — photo 5 of 5

House in Vila de Estômbar - Fontes, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve · Ref BF-18298 Source verified · BP Algarve Realty · listed 3 Jun 2026
Asking price · Freehold
$846,739
View original listing
Ownership
Freehold
Bedrooms
3
Bathrooms
1
Built area
114 m²
Land
16660 m²
True net yield
1.1%
≈ $1,980/mo net after costs & tax
5-yr total return (net + appreciation)
7.9% / yr avg
Payback in ~94 yrs from rent
Brixfox Score 51 · 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

Lagoa/Carvoeiro

Central Algarve, Approximate area

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Airbnb Comp Analysis

Finding Airbnb comps...

Property details

Energy: Not indicated
Condition: needs-renovation

Description

Property you have always sought! BP ALGARVE REALTY has.. . with great construction potential, from your dream single-family home to a farm, B&B or AL. Due to its proximity to the beaches of Carvoeiro and Ferragudo as well as a short drive from the world famous golf courses of Pestana, Gramacho and Vale da Pinta. All t

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)
$273/night
50% ($126)Brixfox estimate($273/night)200% ($503)
Occupancy
42%
10%Brixfox estimate(42%)100%

Short-Term Rental

Indicative
Yearly income
$20,337
Likely range $12,202 – $28,471
Airbnb data$273/night · 42% occupancy
Rental income
$273/night · 42% occ.
$39,109
Running costs (20%)
Utilities, cleaning, maintenance
-$7,822
Income tax (10%)
Indonesian rental income tax
-$10,950
Property tax
Annual property tax
-$0
Net income
2.4% ROI
$20,337

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

1.1%

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

Scenario
Pre-tax
After-tax
Owner-managed
2.5%
2.1%
Fully-managed
1.4%
1.1%
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

4.1%

Annual Revenue

$39,109

Income Tax / yr

$3,422

Payback

94 yrs

True All-In Cost
Asking price$846,739
IMT — transfer tax (non-resident 7.5%)$63,505
Stamp duty (0.8%)$6,774
Notary + registry$2,174
Legal$10,415
Furnishing + STR launch$27,174
All-in cost$956,782

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagoa/Carvoeiro.

$3.9M$2.9M$2.0M$982K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $779K
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 28: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$948K
+22%
Rental Income
+$99K
Total Position
$1.0M
+34%
6.1%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$214K
Total Position
$1.4M
+76%
5.8%/yr
Year 20
Capital Value
$1.7M
+119%
Rental Income
+$503K
Total Position
$2.2M
+184%
5.4%/yr
Year 30
Capital Value
$2.5M
+224%
Rental Income
+$890K
Total Position
$3.4M
+339%
5.1%/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
Weak
2.4% annual return
Occupancy
Weak
42% average occupancy
Nightly Rate
Strong
$251 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Strong
16660 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $251 — positioned in the top tier
Generous 16660 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.4% 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.
2.5%
$1,745/mo
40% occ.
3.3%
$2,327/mo
42% occ.
3.5%
$2,464/mo
current
52% occ.
4.3%
$3,046/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.