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Detached house in Caramujeira - Vale d'El Rei - Benagil, Lagoa e Carvoeiro
Detached house in Caramujeira - Vale d'El Rei - Benagil, Lagoa e Carvoeiro — image 2Detached house in Caramujeira - Vale d'El Rei - Benagil, Lagoa e Carvoeiro — image 3Detached house in Caramujeira - Vale d'El Rei - Benagil, Lagoa e Carvoeiro — image 4Detached house in Caramujeira - Vale d'El Rei - Benagil, Lagoa e Carvoeiro — image 5
Grade Bvillabudget

Detached house in Caramujeira - Vale d'El Rei - Benagil, Lagoa e Carvoeiro

Lagoa/Carvoeiro · Central Algarve ·

€1.2M

Asking Price (EUR)

3.0%

True Net Yield (Owner, all-in)

2.1%

True Net Yield (Managed, all-in)

4.1%

True Gross Yield

37%

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: €66,716/yr
Average Daily Rate: €494
-32.0% vs area baselineImage quality 2/10 (-15%), Dated style (-15%), Has pool (0%), Has view (+10%), Budget finish (-12%)
Payback Period: 40.7 years
5-yr Capital Value: €1.4M
10-yr Capital Value: €1.6M
Brixfox Score: 56.7 / 100
Comparable Properties: 7
Data Confidence: 62%
Search Radius: 4 km

True Investment Cost

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

€1.6M

+35.2% over asking

Asking price€1.2M
IMT — Property transfer tax (investment schedule)€90,000
IS — Stamp duty (0.8%)€9,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€18,000
Total acquisition costs€118,850
Renovation (est. €900/m² × 303 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€272,700
(€212,100–€333,300)
Furnishing & STR launch (5bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€31,400
All-in investment (incl. renovation & furnishing)€1.6M

Gross yield (asking price)

5.6%

True gross yield (all-in)

4.1%

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: 5
Bathrooms: 4
Building: 303 m²
Land: 11110 m²
Style: dated
Condition: needs-renovation
Year Built: 1989
Energy Certificate: Exempt
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
9.61
Visual Appeal
2.8
Ownership Security
13
Location
10.56
Land & Space
12
Rental Demand
3.7
Payback Speed
1
STR Suitability
4

Description

Detached 2-story single-family house in a prime location, next to Benagil Beach, known for its natural beauty, where you can enjoy a wide variety of leisure activities. It is located on a plot of land with a total area of 11,110 m2, with a covered area of 303 m2 distributed over 2 floors. Ground floor: entrance hall,

Location

📍 37.0905°N, 8.4205°W

· Lagoa/Carvoeiro, Algarve, Portugal

Visit Garvetur →Listed via Idealista.pt
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Detached house in Caramujeira - Vale d'El Rei - Benagil, Lagoa e Carvoeiro

Lagoa/Carvoeiro · Central Algarve · Ref BF-4507 Source verified · Garvetur · listed 2 Jun 2026
Asking price · Freehold
$1,304,348
View original listing
Ownership
Freehold
Bedrooms
5
Bathrooms
4
Built area
303 m²
Land
11110 m²
True net yield
2.5%
≈ $5,333/mo net after costs & tax
5-yr total return (net + appreciation)
9.0% / yr avg
Payback in ~41 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

Lagoa/Carvoeiro

Central Algarve, Approximate area

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Airbnb Comp Analysis

Finding Airbnb comps...

Property details

Year built: 1989
Energy: Exempt
Condition: needs-renovation

Description

Detached 2-story single-family house in a prime location, next to Benagil Beach, known for its natural beauty, where you can enjoy a wide variety of leisure activities. It is located on a plot of land with a total area of 11,110 m2, with a covered area of 303 m2 distributed over 2 floors. Ground floor: entrance hall,

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)
$695/night
50% ($320)Brixfox estimate($695/night)200% ($1279)
Occupancy
37%
10%Brixfox estimate(37%)100%

Short-Term Rental

Indicative
Yearly income
$45,182
Likely range $27,110 – $63,255
Airbnb data$695/night · 37% occupancy
Rental income
$695/night · 37% occ.
$86,889
Running costs (20%)
Utilities, cleaning, maintenance
-$17,378
Income tax (10%)
Indonesian rental income tax
-$24,329
Property tax
Annual property tax
-$0
Net income
3.5% ROI
$45,182

Investment Returns

After-tax net yield · all-in cost basis

Exact location

Net Yield · Fully-Managed · After Tax

2.5%

on all-in cost of $1,455,326

Scenario
Pre-tax
After-tax
Owner-managed
4.4%
3.9%
Fully-managed
3.0%
2.5%
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

6.0%

Annual Revenue

$86,889

Income Tax / yr

$7,603

Payback

41 yrs

True All-In Cost
Asking price$1,304,348
IMT — transfer tax (non-resident 7.5%)$97,826
Stamp duty (0.8%)$10,435
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$1,455,326

Growth & Exit Strategy

How your investment grows over time

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

$6.8M$5.1M$3.4M$1.7M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.2M
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 22: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.5M
+22%
Rental Income
+$221K
Total Position
$1.7M
+40%
7.0%/yr
Year 10
Capital Value
$1.8M
+48%
Rental Income
+$477K
Total Position
$2.3M
+88%
6.5%/yr
Year 20
Capital Value
$2.6M
+119%
Rental Income
+$1.1M
Total Position
$3.7M
+212%
5.9%/yr
Year 30
Capital Value
$3.9M
+224%
Rental Income
+$2.0M
Total Position
$5.9M
+389%
5.4%/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
Average
3.5% annual return
Occupancy
Weak
37% average occupancy
Nightly Rate
Strong
$640 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Strong
11110 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $640 — positioned in the top tier
Generous 11110 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 3.5% is near 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.
4.1%
$4,442/mo
40% occ.
5.4%
$5,922/mo
37% occ.
5.0%
$5,474/mo
current
47% occ.
6.4%
$6,954/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.