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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 Avillabudget

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

Lagoa/Carvoeiro · Central Algarve ·

€910,000

Asking Price (EUR)

9.1%

True Net Yield (Owner, all-in)

6.6%

True Net Yield (Managed, all-in)

10.9%

True Gross Yield

50%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.8 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: €132,207/yr
Average Daily Rate: €723
-18.0% vs area baselineImage quality 4/10 (-9%), Portuguese-traditional style (+5%), No pool (-12%), Has view (+10%), Budget finish (-12%)
Payback Period: 12.4 years
5-yr Capital Value: €1.1M
10-yr Capital Value: €1.2M
Brixfox Score: 79.7 / 100
Comparable Properties: 5
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.

€1.2M

+33.9% over asking

Asking price€910,000
IMT — Property transfer tax (investment schedule)€54,600
IS — Stamp duty (0.8%)€7,280
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€13,650
Total acquisition costs€76,780
Renovation (est. €900/m² × 225 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€202,500
(€157,500–€247,500)
Furnishing & STR launch (5bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€28,900
All-in investment (incl. renovation & furnishing)€1.2M

Gross yield (asking price)

14.5%

True gross yield (all-in)

10.9%

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: 2
Building: 225 m²
Land: 520 m²
Style: portuguese-traditional
Condition: needs-renovation
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional stone pavingexternal staircasearched ground floor terrace

Score Breakdown

ROI
25
Visual Appeal
6
Ownership Security
13
Location
10.56
Land & Space
11.08
Rental Demand
5.01
Payback Speed
5
STR Suitability
4

Description

House located in a quiet area near Carvoeiro and 5 minutes from benagil beach. The villa consists of two independent floors, the Ground floor consisting of a T2 and the 1st floor composed of a T3. The villa needs renovation and has a lot with excellent area. From the villa you can see the monchique mountain range and

Location

📍 37.0940°N, 8.4720°W

· Lagoa/Carvoeiro, Algarve, Portugal

Listed by RedeReal Loulé 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 Salicos - Sesmarias - Boavista, Lagoa e Carvoeiro

Lagoa/Carvoeiro · Central Algarve · Ref BF-4701 Source verified · Idealista.pt · listed 2 Jun 2026
Asking price · Freehold
$989,130
Ownership
Freehold
Bedrooms
5
Bathrooms
2
Built area
225 m²
Land
520 m²
True net yield
8.1%
≈ $12,015/mo net after costs & tax
5-yr total return (net + appreciation)
14.6% / yr avg
Payback in ~12 yrs from rent
Brixfox Score 80 · 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: needs-renovation

Description

House located in a quiet area near Carvoeiro and 5 minutes from benagil beach. The villa consists of two independent floors, the Ground floor consisting of a T2 and the 1st floor composed of a T3. The villa needs renovation and has a lot with excellent area. From the villa you can see the monchique mountain range and

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)
$1,019/night
50% ($469)Brixfox estimate($1,019/night)200% ($1874)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Indicative
Yearly income
$89,725
Likely range $53,835 – $125,615
Airbnb data$1,019/night · 50% occupancy
Rental income
$1,019/night · 50% occ.
$172,548
Running costs (20%)
Utilities, cleaning, maintenance
-$34,510
Income tax (10%)
Indonesian rental income tax
-$48,313
Property tax
Annual property tax
-$0
Net income
9.1% ROI
$89,725

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

8.1%

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

Scenario
Pre-tax
After-tax
Owner-managed
13.0%
11.6%
Fully-managed
9.4%
8.1%
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

15.5%

Annual Revenue

$172,548

Income Tax / yr

$15,098

Payback

12 yrs

True All-In Cost
Asking price$989,130
IMT — transfer tax (non-resident 7.5%)$74,185
Stamp duty (0.8%)$7,913
Notary + registry$2,174
Legal$12,166
Furnishing + STR launch$27,174
All-in cost$1,112,742

Growth & Exit Strategy

How your investment grows over time

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

$7.9M$5.9M$4.0M$2.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $910K
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 10: 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
$1.1M
+22%
Rental Income
+$438K
Total Position
$1.5M
+70%
11.2%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$946K
Total Position
$2.3M
+152%
9.7%/yr
Year 20
Capital Value
$2.0M
+119%
Rental Income
+$2.2M
Total Position
$4.2M
+363%
8.0%/yr
Year 30
Capital Value
$3.0M
+224%
Rental Income
+$3.9M
Total Position
$6.9M
+656%
7.0%/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
Strong
9.1% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$937 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Strong
520 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 9.1% — outperforms most villas in this market
Premium nightly rate of $937 — positioned in the top tier
Generous 520 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 50% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
7.9%
$6,533/mo
40% occ.
10.6%
$8,702/mo
50% occ.
13.2%
$10,871/mo
current
60% occ.
15.8%
$13,040/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.