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Terraced house in Mexilhoeira da Carregação, Estômbar e Parchal
Terraced house in Mexilhoeira da Carregação, Estômbar e Parchal — image 2Terraced house in Mexilhoeira da Carregação, Estômbar e Parchal — image 3Terraced house in Mexilhoeira da Carregação, Estômbar e Parchal — image 4Terraced house in Mexilhoeira da Carregação, Estômbar e Parchal — image 5
Grade B+villamid-range

Terraced house in Mexilhoeira da Carregação, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve ·

€490,000

Asking Price (EUR)

9.3%

True Net Yield (Owner, all-in)

6.5%

True Net Yield (Managed, all-in)

11.6%

True Gross Yield

47%

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: €67,165/yr
Average Daily Rate: €388
-10.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), No pool (-12%)
Payback Period: 14.8 years
5-yr Capital Value: €568,044
10-yr Capital Value: €658,519
Brixfox Score: 70.9 / 100
Comparable Properties: 8
Data Confidence: 63%
Search Radius: 4 km

True Investment Cost

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

€578,265

+18.0% over asking

Asking price€490,000
IMT — Property transfer tax (investment schedule)€27,030
IS — Stamp duty (0.8%)€3,920
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,350
Total acquisition costs€39,550
Renovation (est. €55/m² × 203 m²)
Light touch-ups — paint, fixtures, deep clean.		€11,165
(€6,090–€16,240)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€37,550
All-in investment (incl. renovation & furnishing)€578,265

Gross yield (asking price)

13.7%

True gross yield (all-in)

11.6%

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: 4
Bathrooms: 2
Building: 203 m²
Land: 194 m²
Style: portuguese-traditional
Condition: good
Year Built: 2006
Energy Certificate: B-

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

wicker furnitureafrican-inspired artmacrame wall hanging

Score Breakdown

ROI
22.56
Visual Appeal
8.8
Ownership Security
13
Location
8.4
Land & Space
4.38
Rental Demand
4.74
Payback Speed
5
STR Suitability
4

Description

4-Bedroom House Converted into a 3-Bedroom with a Large Terrace and Barbecue Area Discover this excellent house with 202 m² of total area, originally a 4-bedroom house and currently converted into a 3-bedroom house, prioritizing more spacious and comfortable interior spaces. The house has two bathrooms and offers a f

Location

📍 37.1444°N, 8.5119°W

· Lagoa/Carvoeiro, Algarve, Portugal

Listed by Abracadabra-Mediação Imobiliária, Unipessoal Lda via Idealista.pt
4-bedroom freehold villa in Lagoa/Carvoeiro — photo 1 of 5
Idealista.pt
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4-bedroom freehold villa in Lagoa/Carvoeiro — photo 3 of 5
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4-bedroom freehold villa in Lagoa/Carvoeiro — photo 5 of 5

Terraced house in Mexilhoeira da Carregação, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve · Ref BF-4783 Source verified · Idealista.pt · listed 3 Jun 2026
Asking price · Freehold
$532,609
Ownership
Freehold
Bedrooms
4
Bathrooms
2
Built area
203 m²
Land
194 m²
True net yield
6.8%
≈ $5,830/mo net after costs & tax
5-yr total return (net + appreciation)
14.1% / yr avg
Payback in ~15 yrs from rent
Brixfox Score 71 · 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: 2006
Energy: B-
Condition: good

Description

4-Bedroom House Converted into a 3-Bedroom with a Large Terrace and Barbecue Area Discover this excellent house with 202 m² of total area, originally a 4-bedroom house and currently converted into a 3-bedroom house, prioritizing more spacious and comfortable interior spaces. The house has two bathrooms and offers a f

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)
$546/night
50% ($251)Brixfox estimate($546/night)200% ($1004)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Indicative
Yearly income
$45,459
Likely range $27,275 – $63,642
Airbnb data$546/night · 47% occupancy
Rental income
$546/night · 47% occ.
$87,421
Running costs (20%)
Utilities, cleaning, maintenance
-$17,484
Income tax (10%)
Indonesian rental income tax
-$24,478
Property tax
Annual property tax
-$0
Net income
8.5% ROI
$45,459

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

6.8%

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

Scenario
Pre-tax
After-tax
Owner-managed
11.4%
10.2%
Fully-managed
8.0%
6.8%
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

14.3%

Annual Revenue

$87,421

Income Tax / yr

$7,649

Payback

15 yrs

True All-In Cost
Asking price$532,609
IMT — transfer tax (non-resident 7.5%)$39,946
Stamp duty (0.8%)$4,261
Notary + registry$2,174
Legal$6,551
Furnishing + STR launch$27,174
All-in cost$612,714

Growth & Exit Strategy

How your investment grows over time

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

$4.1M$3.1M$2.1M$1.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $490K
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 11: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$596K
+22%
Rental Income
+$222K
Total Position
$818K
+67%
10.8%/yr
Year 10
Capital Value
$725K
+48%
Rental Income
+$479K
Total Position
$1.2M
+146%
9.4%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$1.1M
Total Position
$2.2M
+348%
7.8%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$2.0M
Total Position
$3.6M
+630%
6.9%/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
8.5% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Strong
$502 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Average
194 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.5% — outperforms most villas in this market
Premium nightly rate of $502 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 47% — 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%
$3,484/mo
40% occ.
10.5%
$4,646/mo
47% occ.
12.4%
$5,508/mo
current
57% occ.
15.0%
$6,669/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.