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Semi-detached house, Urbanização Presa da Moura, 2, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal
Semi-detached house, Urbanização Presa da Moura, 2, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal — image 2Semi-detached house, Urbanização Presa da Moura, 2, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal — image 3Semi-detached house, Urbanização Presa da Moura, 2, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal — image 4Semi-detached house, Urbanização Presa da Moura, 2, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal — image 5
Grade B+villamid-range

Semi-detached house, Urbanização Presa da Moura, 2, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve ·

€745,000

Asking Price (EUR)

5.7%

True Net Yield (Owner, all-in)

3.9%

True Net Yield (Managed, all-in)

7.4%

True Gross Yield

43%

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: €62,586/yr
Average Daily Rate: €399
+25.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%)
Payback Period: 25.5 years
5-yr Capital Value: €863,659
10-yr Capital Value: €1.0M
Brixfox Score: 72.1 / 100
Comparable Properties: 6
Data Confidence: 65%
Search Radius: 3 km

True Investment Cost

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

€842,785

+13.1% over asking

Asking price€745,000
IMT — Property transfer tax (investment schedule)€44,700
IS — Stamp duty (0.8%)€5,960
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,175
Total acquisition costs€63,085
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€34,700
All-in investment (incl. renovation & furnishing)€842,785

Gross yield (asking price)

8.4%

True gross yield (all-in)

7.4%

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: 2
Building: 155 m²
Land: 744 m²
Style: contemporary
Condition: excellent
Year Built: 2026
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large sliding glass doorsoutdoor wooden deckintegrated kitchen appliances

Score Breakdown

ROI
14.76
Visual Appeal
13.6
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
4.3
Payback Speed
2
STR Suitability
4

Description

This T1+2 villa located in the Pestana Valley Nature Resort, between Ferragudo and Carvoeiro, in the municipality of Lagoa, stands out for being part of a gated community with services and support infrastructure, including reception, communal swimming pool and gym. It is a single-storey villa, featuring a private heate

Location

📍 37.1510°N, 8.4910°W

· Lagoa/Carvoeiro, Algarve, Portugal

View this property on Sotheby's Realty Carvoeiro →Listed via Idealista.pt
3-bedroom freehold villa in Lagoa/Carvoeiro — photo 1 of 5
Sotheby's Realty Carvoeiro
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

Semi-detached house, Urbanização Presa da Moura, 2, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve · Ref BF-4165 Source verified · Sotheby's Realty Carvoeiro · listed 2 Jun 2026
Asking price · Freehold
$809,783
View original listing
Ownership
Freehold
Bedrooms
3
Bathrooms
2
Built area
155 m²
Land
744 m²
True net yield
3.9%
≈ $5,214/mo net after costs & tax
5-yr total return (net + appreciation)
10.8% / yr avg
Payback in ~25 yrs from rent
Brixfox Score 72 · 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

Lagoa/Carvoeiro

Central Algarve, Approximate area

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Airbnb Comp Analysis

Finding Airbnb comps...

Property details

Year built: 2026
Energy: A
Condition: excellent

Description

This T1+2 villa located in the Pestana Valley Nature Resort, between Ferragudo and Carvoeiro, in the municipality of Lagoa, stands out for being part of a gated community with services and support infrastructure, including reception, communal swimming pool and gym. It is a single-storey villa, featuring a private heate

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)
$561/night
50% ($258)Brixfox estimate($561/night)200% ($1032)
Occupancy
43%
10%Brixfox estimate(43%)100%

Short-Term Rental

Indicative
Yearly income
$42,362
Likely range $25,417 – $59,308
Airbnb data$561/night · 43% occupancy
Rental income
$561/night · 43% occ.
$81,466
Running costs (20%)
Utilities, cleaning, maintenance
-$16,293
Income tax (10%)
Indonesian rental income tax
-$22,811
Property tax
Annual property tax
-$0
Net income
5.2% ROI
$42,362

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

3.9%

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

Scenario
Pre-tax
After-tax
Owner-managed
6.8%
6.0%
Fully-managed
4.7%
3.9%
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

8.9%

Annual Revenue

$81,466

Income Tax / yr

$7,128

Payback

25 yrs

True All-In Cost
Asking price$809,783
IMT — transfer tax (non-resident 7.5%)$60,734
Stamp duty (0.8%)$6,478
Notary + registry$2,174
Legal$9,961
Furnishing + STR launch$27,174
All-in cost$916,303

Growth & Exit Strategy

How your investment grows over time

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

$4.9M$3.7M$2.5M$1.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $745K
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 16: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$906K
+22%
Rental Income
+$207K
Total Position
$1.1M
+49%
8.4%/yr
Year 10
Capital Value
$1.1M
+48%
Rental Income
+$447K
Total Position
$1.5M
+108%
7.6%/yr
Year 20
Capital Value
$1.6M
+119%
Rental Income
+$1.0M
Total Position
$2.7M
+260%
6.6%/yr
Year 30
Capital Value
$2.4M
+224%
Rental Income
+$1.9M
Total Position
$4.3M
+473%
6.0%/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
Good
5.2% annual return
Occupancy
Weak
43% average occupancy
Nightly Rate
Strong
$516 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
744 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $516 — positioned in the top tier
Generous 744 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
Occupancy at 43% — factor in seasonal gaps

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
5.3%
$3,582/mo
40% occ.
7.1%
$4,776/mo
43% occ.
7.6%
$5,133/mo
current
53% occ.
9.4%
$6,327/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.