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Detached house in Rua Rainha Dona Leonor, Bela Vista, Estômbar e Parchal
Detached house in Rua Rainha Dona Leonor, Bela Vista, Estômbar e Parchal — image 2Detached house in Rua Rainha Dona Leonor, Bela Vista, Estômbar e Parchal — image 3Detached house in Rua Rainha Dona Leonor, Bela Vista, Estômbar e Parchal — image 4Detached house in Rua Rainha Dona Leonor, Bela Vista, Estômbar e Parchal — image 5
Grade Avillamid-range

Detached house in Rua Rainha Dona Leonor, Bela Vista, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve ·

€799,000

Asking Price (EUR)

13.1%

True Net Yield (Owner, all-in)

9.5%

True Net Yield (Managed, all-in)

15.5%

True Gross Yield

51%

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: €141,258/yr
Average Daily Rate: €752
+15.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%)
Payback Period: 10.1 years
5-yr Capital Value: €926,260
10-yr Capital Value: €1.1M
Brixfox Score: 84.7 / 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.

€911,967

+14.1% over asking

Asking price€799,000
IMT — Property transfer tax (investment schedule)€47,940
IS — Stamp duty (0.8%)€6,392
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,985
Total acquisition costs€67,567
Renovation€0 — move-in ready
Furnishing & STR launch (5bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€45,400
All-in investment (incl. renovation & furnishing)€911,967

Gross yield (asking price)

17.7%

True gross yield (all-in)

15.5%

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: 3
Building: 315 m²
Land: 612 m²
Style: contemporary
Condition: excellent
Energy Certificate: D
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

modern staircase with glass railingprivate swimming poolwell-maintained garden areas

Score Breakdown

ROI
25
Visual Appeal
13.6
Ownership Security
13
Location
8.4
Land & Space
10.59
Rental Demand
5.15
Payback Speed
5
STR Suitability
4

Description

Detached 5 Bedroom Villa with Pool - Urbanization Bela Vista, Parchal We present this magnificent 5 bedroom detached villa, set in a plot of 612 m², with a gross construction area of 315 m² and a floor area of 223.5 m², located in the quiet Urbanization Bela Vista, in Parchal. Distribution of the House Ground floor:

Location

📍 37.1311°N, 8.5068°W

· Lagoa/Carvoeiro, Algarve, Portugal

Listed by Nuris Imobiliária via Idealista.pt
5-bedroom freehold villa in Lagoa/Carvoeiro — photo 1 of 5
Idealista.pt
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 Rua Rainha Dona Leonor, Bela Vista, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve · Ref BF-4545 Source verified · Idealista.pt · listed 3 Jun 2026
Asking price · Freehold
$868,478
Ownership
Freehold
Bedrooms
5
Bathrooms
3
Built area
315 m²
Land
612 m²
True net yield
9.9%
≈ $12,956/mo net after costs & tax
5-yr total return (net + appreciation)
16.5% / yr avg
Payback in ~10 yrs from rent
Brixfox Score 85 · A

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: D
Condition: excellent

Description

Detached 5 Bedroom Villa with Pool - Urbanization Bela Vista, Parchal We present this magnificent 5 bedroom detached villa, set in a plot of 612 m², with a gross construction area of 315 m² and a floor area of 223.5 m², located in the quiet Urbanization Bela Vista, in Parchal. Distribution of the House Ground floor:

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)
$1,057/night
50% ($486)Brixfox estimate($1,057/night)200% ($1946)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Indicative
Yearly income
$95,686
Likely range $57,411 – $133,960
Airbnb data$1,057/night · 51% occupancy
Rental income
$1,057/night · 51% occ.
$184,011
Running costs (20%)
Utilities, cleaning, maintenance
-$36,802
Income tax (10%)
Indonesian rental income tax
-$51,523
Property tax
Annual property tax
-$0
Net income
11.0% ROI
$95,686

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

9.9%

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

Scenario
Pre-tax
After-tax
Owner-managed
15.8%
14.2%
Fully-managed
11.6%
9.9%
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

18.8%

Annual Revenue

$184,011

Income Tax / yr

$16,101

Payback

10 yrs

True All-In Cost
Asking price$868,478
IMT — transfer tax (non-resident 7.5%)$65,136
Stamp duty (0.8%)$6,948
Notary + registry$2,174
Legal$10,683
Furnishing + STR launch$27,174
All-in cost$980,592

Growth & Exit Strategy

How your investment grows over time

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

$7.8M$5.8M$3.9M$1.9M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $799K
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 9: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$972K
+22%
Rental Income
+$467K
Total Position
$1.4M
+80%
12.5%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$1.0M
Total Position
$2.2M
+174%
10.6%/yr
Year 20
Capital Value
$1.8M
+119%
Rental Income
+$2.4M
Total Position
$4.1M
+415%
8.5%/yr
Year 30
Capital Value
$2.6M
+224%
Rental Income
+$4.2M
Total Position
$6.8M
+749%
7.4%/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
Strong
11.0% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Strong
$973 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
612 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 11.0% — outperforms most villas in this market
Premium nightly rate of $973 — positioned in the top tier
Generous 612 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 51% — 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

31% occ.
9.8%
$7,090/mo
41% occ.
12.9%
$9,341/mo
51% occ.
16.0%
$11,593/mo
current
61% occ.
19.1%
$13,844/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.