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Terraced house in Rua da Boa Nova Village Nn, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal
Terraced house in Rua da Boa Nova Village Nn, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal — image 2Terraced house in Rua da Boa Nova Village Nn, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal — image 3Terraced house in Rua da Boa Nova Village Nn, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal — image 4Terraced house in Rua da Boa Nova Village Nn, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal — image 5
Grade C+villamid-range

Terraced house in Rua da Boa Nova Village Nn, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve ·

€390,000

Asking Price (EUR)

2.9%

True Net Yield (Owner, all-in)

1.6%

True Net Yield (Managed, all-in)

4.9%

True Gross Yield

36%

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: €22,097/yr
Average Daily Rate: €170
-7.0% vs area baselinePortuguese-traditional style (+5%), No pool (-12%)
Payback Period: 70.6 years
5-yr Capital Value: €452,117
10-yr Capital Value: €524,127
Brixfox Score: 49.6 / 100
Comparable Properties: 6
Data Confidence: 68%
Search Radius: 3 km

True Investment Cost

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

€455,340

+16.8% over asking

Asking price€390,000
IMT — Property transfer tax (investment schedule)€19,030
IS — Stamp duty (0.8%)€3,120
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,850
Total acquisition costs€29,250
Renovation (est. €55/m² × 168 m²)
Light touch-ups — paint, fixtures, deep clean.		€9,240
(€5,040–€13,440)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€26,850
All-in investment (incl. renovation & furnishing)€455,340

Gross yield (asking price)

5.7%

True gross yield (all-in)

4.9%

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: 2
Bathrooms: 3
Building: 168 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: C

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

fireplacearched doorwaysdecorative wall plates

Score Breakdown

ROI
5.68
Visual Appeal
9.6
Ownership Security
13
Location
8.4
Land & Space
5.36
Rental Demand
3.56
Payback Speed
0
STR Suitability
4

Description

This beautifully designed two-bedroom townhouse is arranged over two levels. The ground floor features a spacious, high-spec Alno kitchen fitted with premium appliances, alongside a bright open-plan living and dining area. Terraces on both sides of the property create a seamless indoor-outdoor lifestyle, complemented b

Location

📍 37.1510°N, 8.4910°W

· Lagoa/Carvoeiro, Algarve, Portugal

View this property on Spy Manor Real Estate →Listed via Idealista.pt
2-bedroom freehold villa in Lagoa/Carvoeiro — photo 1 of 5
Spy Manor Real Estate
2-bedroom freehold villa in Lagoa/Carvoeiro — photo 2 of 5
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2-bedroom freehold villa in Lagoa/Carvoeiro — photo 4 of 5
2-bedroom freehold villa in Lagoa/Carvoeiro — photo 5 of 5

Terraced house in Rua da Boa Nova Village Nn, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve · Ref BF-4712 Source verified · Spy Manor Real Estate · listed 2 Jun 2026
Asking price · Freehold
$423,913
View original listing
Ownership
Freehold
Bedrooms
2
Bathrooms
3
Built area
168 m²
True net yield
1.4%
≈ $1,447/mo net after costs & tax
5-yr total return (net + appreciation)
9.1% / yr avg
Payback in ~71 yrs from rent
Brixfox Score 50 · 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

Energy: C
Condition: good

Description

This beautifully designed two-bedroom townhouse is arranged over two levels. The ground floor features a spacious, high-spec Alno kitchen fitted with premium appliances, alongside a bright open-plan living and dining area. Terraces on both sides of the property create a seamless indoor-outdoor lifestyle, complemented b

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)
$239/night
50% ($110)Brixfox estimate($239/night)200% ($440)
Occupancy
36%
10%Brixfox estimate(36%)100%

Short-Term Rental

Indicative
Yearly income
$14,966
Likely range $8,979 – $20,952
Airbnb data$239/night · 36% occupancy
Rental income
$239/night · 36% occ.
$28,780
Running costs (20%)
Utilities, cleaning, maintenance
-$5,756
Income tax (10%)
Indonesian rental income tax
-$8,059
Property tax
Annual property tax
-$0
Net income
3.5% ROI
$14,966

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

1.4%

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

Scenario
Pre-tax
After-tax
Owner-managed
3.5%
3.0%
Fully-managed
1.9%
1.4%
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

5.8%

Annual Revenue

$28,780

Income Tax / yr

$2,518

Payback

71 yrs

True All-In Cost
Asking price$423,913
IMT — transfer tax (non-resident 7.5%)$31,793
Stamp duty (0.8%)$3,391
Notary + registry$2,174
Legal$5,214
Furnishing + STR launch$27,174
All-in cost$493,660

Growth & Exit Strategy

How your investment grows over time

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

$2.2M$1.7M$1.1M$552K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $390K
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 21: 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
$474K
+22%
Rental Income
+$73K
Total Position
$548K
+40%
7.0%/yr
Year 10
Capital Value
$577K
+48%
Rental Income
+$158K
Total Position
$735K
+88%
6.5%/yr
Year 20
Capital Value
$855K
+119%
Rental Income
+$370K
Total Position
$1.2M
+214%
5.9%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$655K
Total Position
$1.9M
+392%
5.5%/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
36% average occupancy
Nightly Rate
Strong
$220 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $220 — positioned in the top tier
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.
4.3%
$1,528/mo
40% occ.
5.8%
$2,037/mo
36% occ.
5.1%
$1,813/mo
current
46% occ.
6.6%
$2,323/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.