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Detached house in Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro
Detached house in Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro — image 2Detached house in Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro — image 3Detached house in Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro — image 4Detached house in Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro — image 5
Grade C+villabudget

Detached house in Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro

Lagoa/Carvoeiro · Central Algarve ·

€1.3M

Asking Price (EUR)

1.7%

True Net Yield (Owner, all-in)

1.1%

True Net Yield (Managed, all-in)

2.7%

True Gross Yield

44%

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: €44,740/yr
Average Daily Rate: €279
-21.0% vs area baselineImage quality 3/10 (-12%), Portuguese-traditional style (+5%), No pool (-12%), Has view (+10%), Budget finish (-12%)
Payback Period: 83.5 years
5-yr Capital Value: €1.4M
10-yr Capital Value: €1.7M
Brixfox Score: 52.4 / 100
Comparable Properties: 13
Data Confidence: 83%
Search Radius: 2 km

True Investment Cost

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

€1.7M

+34.1% over asking

Asking price€1.3M
IMT — Property transfer tax (investment schedule)€93,750
IS — Stamp duty (0.8%)€10,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€18,750
Total acquisition costs€123,750
Renovation (est. €900/m² × 312 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€280,800
(€218,400–€343,200)
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)€1.7M

Gross yield (asking price)

3.6%

True gross yield (all-in)

2.7%

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
Building: 312 m²
Land: 23340 m²
Style: portuguese-traditional
Condition: needs-renovation
Year Built: 1950
Energy Certificate: Exempt
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
4.8
Visual Appeal
3.6
Ownership Security
13
Location
10.56
Land & Space
12
Rental Demand
4.4
Payback Speed
0
STR Suitability
4

Description

Fantastic property in Carvoeiro! With two detached houses that can be restored, providing enormous potential to build the home of your dreams. Set on a plot of land with 23,340m², with a stunning view of the sea and the mountains. Located in a privileged area, this land offers a calm and peaceful atmosphere, surround

Location

📍 37.0940°N, 8.4720°W

· Lagoa/Carvoeiro, Algarve, Portugal

View this property on Sortami - Mediação Imobiliária, Lda. →Listed via Idealista.pt
3-bedroom freehold villa in Lagoa/Carvoeiro — photo 1 of 5
Sortami - Mediação Imobiliária, Lda.
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

Detached house in Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro

Lagoa/Carvoeiro · Central Algarve · Ref BF-4621 Source verified · Sortami - Mediação Imobiliária, Lda. · listed 2 Jun 2026
Asking price · Freehold
$1,358,696
View original listing
Ownership
Freehold
Bedrooms
3
Built area
312 m²
Land
23340 m²
True net yield
1.2%
≈ $3,131/mo net after costs & tax
5-yr total return (net + appreciation)
7.8% / yr avg
Payback in ~84 yrs from rent
Brixfox Score 52 · 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

Year built: 1950
Energy: Exempt
Condition: needs-renovation

Description

Fantastic property in Carvoeiro! With two detached houses that can be restored, providing enormous potential to build the home of your dreams. Set on a plot of land with 23,340m², with a stunning view of the sea and the mountains. Located in a privileged area, this land offers a calm and peaceful atmosphere, surround

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)
$392/night
50% ($180)Brixfox estimate($392/night)200% ($721)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Indicative
Yearly income
$30,302
Likely range $18,182 – $42,423
Airbnb data$392/night · 44% occupancy
Rental income
$392/night · 44% occ.
$58,273
Running costs (20%)
Utilities, cleaning, maintenance
-$11,655
Income tax (10%)
Indonesian rental income tax
-$16,316
Property tax
Annual property tax
-$0
Net income
2.2% ROI
$30,302

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

1.2%

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

Scenario
Pre-tax
After-tax
Owner-managed
2.5%
2.1%
Fully-managed
1.5%
1.2%
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

3.9%

Annual Revenue

$58,273

Income Tax / yr

$5,099

Payback

84 yrs

True All-In Cost
Asking price$1,358,696
IMT — transfer tax (non-resident 7.5%)$101,902
Stamp duty (0.8%)$10,870
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$1,514,185

Growth & Exit Strategy

How your investment grows over time

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

$6.2M$4.6M$3.1M$1.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.3M
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 29: 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
$1.5M
+22%
Rental Income
+$148K
Total Position
$1.7M
+34%
5.9%/yr
Year 10
Capital Value
$1.9M
+48%
Rental Income
+$320K
Total Position
$2.2M
+74%
5.7%/yr
Year 20
Capital Value
$2.7M
+119%
Rental Income
+$749K
Total Position
$3.5M
+179%
5.3%/yr
Year 30
Capital Value
$4.1M
+224%
Rental Income
+$1.3M
Total Position
$5.4M
+330%
5.0%/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
Weak
2.2% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Strong
$361 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Strong
23340 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $361 — positioned in the top tier
Generous 23340 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 2.2% 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.
2.2%
$2,504/mo
40% occ.
2.9%
$3,338/mo
44% occ.
3.2%
$3,671/mo
current
54% occ.
4.0%
$4,506/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.