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Detached house in da Boa Nova Village, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal
Detached house in da Boa Nova Village, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal — image 2Detached house in da Boa Nova Village, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal — image 3Detached house in da Boa Nova Village, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal — image 4Detached house in da Boa Nova Village, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal — image 5
Grade Bvillaluxury

Detached house in da Boa Nova Village, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve ·

€5.7M

Asking Price (EUR)

0.6%

True Net Yield (Owner, all-in)

0.3%

True Net Yield (Managed, all-in)

1.3%

True Gross Yield

40%

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: €84,290/yr
Average Daily Rate: €573
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 456.0 years
5-yr Capital Value: €6.6M
10-yr Capital Value: €7.7M
Brixfox Score: 58.9 / 100
Comparable Properties: 12
Data Confidence: 67%
Search Radius: 6 km

True Investment Cost

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

€6.3M

+11.1% over asking

Asking price€5.7M
IMT — Property transfer tax (investment schedule)€427,500
IS — Stamp duty (0.8%)€45,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€85,500
Total acquisition costs€559,850
Renovation€0 — move-in ready
Furnishing & STR launch (5bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€71,000
All-in investment (incl. renovation & furnishing)€6.3M

Gross yield (asking price)

1.5%

True gross yield (all-in)

1.3%

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: 5
Bathrooms: 6
Building: 285 m²
Land: 1614 m²
Style: modern
Condition: new-build
Energy Certificate: A+
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity-edge poolmultiple outdoor lounge areasfloor-to-ceiling windowsterraced landscapingrooftop terrace

Score Breakdown

ROI
0.88
Visual Appeal
16.6
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
4.03
Payback Speed
0
STR Suitability
4

Description

The Algarve's Golden Triangle, encompassing Quinta do Lago, Vale do Lobo, and Almancil, is a highly desirable area of prime real estate. This region offers a wealth of luxury resorts, stunning beaches, hotels, restaurants, and villas, making it one of the most sought-after destinations in Southern Europe. With its clos

Location

📍 37.1510°N, 8.4910°W

· Lagoa/Carvoeiro, Algarve, Portugal

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

Detached house in da Boa Nova Village, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve · Ref BF-4457 Source verified · Waratah Properties · listed 2 Jun 2026
Asking price · Freehold
$6,195,652
View original listing
Ownership
Freehold
Bedrooms
5
Bathrooms
6
Built area
285 m²
Land
1614 m²
True net yield
0.2%
≈ $4,174/mo net after costs & tax
5-yr total return (net + appreciation)
6.4% / yr avg
Payback in ~456 yrs from rent
Brixfox Score 59 · 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

Energy: A+
Condition: new-build

Description

The Algarve's Golden Triangle, encompassing Quinta do Lago, Vale do Lobo, and Almancil, is a highly desirable area of prime real estate. This region offers a wealth of luxury resorts, stunning beaches, hotels, restaurants, and villas, making it one of the most sought-after destinations in Southern Europe. With its clos

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)
$806/night
50% ($371)Brixfox estimate($806/night)200% ($1483)
Occupancy
40%
10%Brixfox estimate(40%)100%

Short-Term Rental

Indicative
Yearly income
$57,078
Likely range $34,247 – $79,910
Airbnb data$806/night · 40% occupancy
Rental income
$806/night · 40% occ.
$109,766
Running costs (20%)
Utilities, cleaning, maintenance
-$21,953
Income tax (10%)
Indonesian rental income tax
-$30,735
Property tax
Annual property tax
-$0
Net income
0.9% ROI
$57,078

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

0.2%

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

Scenario
Pre-tax
After-tax
Owner-managed
0.7%
0.6%
Fully-managed
0.4%
0.2%
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

1.6%

Annual Revenue

$109,766

Income Tax / yr

$9,604

Payback

—

True All-In Cost
Asking price$6,195,652
IMT — transfer tax (non-resident 7.5%)$464,674
Stamp duty (0.8%)$49,565
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$6,752,609

Growth & Exit Strategy

How your investment grows over time

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

$24.1M$18.1M$12.1M$6.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $5.7M
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.
2x return
Year 16: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$6.9M
+22%
Rental Income
+$279K
Total Position
$7.2M
+27%
4.8%/yr
Year 10
Capital Value
$8.4M
+48%
Rental Income
+$602K
Total Position
$9.0M
+59%
4.7%/yr
Year 20
Capital Value
$12.5M
+119%
Rental Income
+$1.4M
Total Position
$13.9M
+144%
4.6%/yr
Year 30
Capital Value
$18.5M
+224%
Rental Income
+$2.5M
Total Position
$21.0M
+268%
4.4%/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
0.9% annual return
Occupancy
Weak
40% average occupancy
Nightly Rate
Strong
$742 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
1614 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $742 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 1614 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 0.9% 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.
1.0%
$5,149/mo
40% occ.
1.3%
$6,865/mo
current
40% occ.
1.3%
$6,915/mo
current
50% occ.
1.7%
$8,631/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.