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Detached house in Urbanização Presa da Moura, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal
Detached house in Urbanização Presa da Moura, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal — image 2Detached house in Urbanização Presa da Moura, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal — image 3Detached house in Urbanização Presa da Moura, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal — image 4Detached house in Urbanização Presa da Moura, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal — image 5
Grade Bvillaluxury

Detached house in Urbanização Presa da Moura, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve ·

€1.7M

Asking Price (EUR)

2.8%

True Net Yield (Owner, all-in)

1.8%

True Net Yield (Managed, all-in)

3.8%

True Gross Yield

40%

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: €76,987/yr
Average Daily Rate: €531
+26.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 53.1 years
5-yr Capital Value: €2.0M
10-yr Capital Value: €2.4M
Brixfox Score: 62.5 / 100
Comparable Properties: 12
Data Confidence: 67%
Search Radius: 6 km

True Investment Cost

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

€2.0M

+14.7% over asking

Asking price€1.7M
IMT — Property transfer tax (investment schedule)€131,175
IS — Stamp duty (0.8%)€13,992
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€26,235
Total acquisition costs€172,652
Renovation (est. €55/m² × 241 m²)
Light touch-ups — paint, fixtures, deep clean.		€13,255
(€7,230–€19,280)
Furnishing & STR launch (5bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€71,000
All-in investment (incl. renovation & furnishing)€2.0M

Gross yield (asking price)

4.4%

True gross yield (all-in)

3.8%

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: 5
Building: 241 m²
Land: 3400 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: B
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

multi-level terracestraditional tiled roofarched architectural detailslandscaped garden with mature trees

Score Breakdown

ROI
7.52
Visual Appeal
13.6
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
3.97
Payback Speed
0
STR Suitability
4

Description

This elegant Tuscan-style villa located in a nice and peaceful area near beaches, golf and amenities. The entrance level features three bedrooms, including two en-suite rooms; the master boasts a walk-in closet, a spa-like bathroom, and a balcony. The lower level hosts an open-plan kitchen with custom cabinetry, a laun

Location

📍 37.1510°N, 8.4910°W

· Lagoa/Carvoeiro, Algarve, Portugal

View this property on EDL Real Estate Carvoeiro →Listed via Idealista.pt
5-bedroom freehold villa in Lagoa/Carvoeiro — photo 1 of 5
EDL Real Estate Carvoeiro
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 Urbanização Presa da Moura, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve · Ref BF-4845 Source verified · EDL Real Estate Carvoeiro · listed 2 Jun 2026
Asking price · Freehold
$1,901,087
View original listing
Ownership
Freehold
Bedrooms
5
Bathrooms
5
Built area
241 m²
Land
3400 m²
True net yield
1.9%
≈ $5,990/mo net after costs & tax
5-yr total return (net + appreciation)
8.3% / yr avg
Payback in ~53 yrs from rent
Brixfox Score 63 · 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

Energy: B
Condition: good

Description

This elegant Tuscan-style villa located in a nice and peaceful area near beaches, golf and amenities. The entrance level features three bedrooms, including two en-suite rooms; the master boasts a walk-in closet, a spa-like bathroom, and a balcony. The lower level hosts an open-plan kitchen with custom cabinetry, a laun

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)
$747/night
50% ($344)Brixfox estimate($747/night)200% ($1374)
Occupancy
40%
10%Brixfox estimate(40%)100%

Short-Term Rental

Indicative
Yearly income
$52,111
Likely range $31,266 – $72,955
Airbnb data$747/night · 40% occupancy
Rental income
$747/night · 40% occ.
$100,214
Running costs (20%)
Utilities, cleaning, maintenance
-$20,043
Income tax (10%)
Indonesian rental income tax
-$28,060
Property tax
Annual property tax
-$0
Net income
2.7% ROI
$52,111

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

1.9%

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

Scenario
Pre-tax
After-tax
Owner-managed
3.4%
3.0%
Fully-managed
2.3%
1.9%
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

4.8%

Annual Revenue

$100,214

Income Tax / yr

$8,768

Payback

53 yrs

True All-In Cost
Asking price$1,901,087
IMT — transfer tax (non-resident 7.5%)$142,582
Stamp duty (0.8%)$15,209
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$2,101,595

Growth & Exit Strategy

How your investment grows over time

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

$9.1M$6.9M$4.6M$2.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.7M
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 26: 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
$2.1M
+22%
Rental Income
+$255K
Total Position
$2.4M
+36%
6.4%/yr
Year 10
Capital Value
$2.6M
+48%
Rental Income
+$550K
Total Position
$3.1M
+79%
6.0%/yr
Year 20
Capital Value
$3.8M
+119%
Rental Income
+$1.3M
Total Position
$5.1M
+193%
5.5%/yr
Year 30
Capital Value
$5.7M
+224%
Rental Income
+$2.3M
Total Position
$8.0M
+355%
5.2%/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

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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
2.7% annual return
Occupancy
Weak
40% average occupancy
Nightly Rate
Strong
$687 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
3400 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $687 — positioned in the top tier
Generous 3400 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 2.7% 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.
3.0%
$4,770/mo
40% occ.
4.0%
$6,360/mo
current
40% occ.
4.0%
$6,314/mo
current
50% occ.
5.0%
$7,904/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.