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Detached house in Vila de Estômbar - Fontes, Estômbar e Parchal
Grade B+villamid-range

Detached house in Vila de Estômbar - Fontes, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve ·

€499,000

Asking Price (EUR)

8.0%

True Net Yield (Owner, all-in)

5.6%

True Net Yield (Managed, all-in)

10.2%

True Gross Yield

38%

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: €60,377/yr
Average Daily Rate: €431
Payback Period: 17.3 years
5-yr Capital Value: €578,478
10-yr Capital Value: €670,614
Brixfox Score: 67.4 / 100
Comparable Properties: 9
Data Confidence: 63%
Search Radius: 6 km

True Investment Cost

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

€594,257

+19.1% over asking

Asking price€499,000
IMT — Property transfer tax (investment schedule)€27,750
IS — Stamp duty (0.8%)€3,992
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,485
Total acquisition costs€40,477
Renovation (est. €55/m² × 216 m²)
Light touch-ups — paint, fixtures, deep clean.		€11,880
(€6,480–€17,280)
Furnishing & STR launch (5bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€42,900
All-in investment (incl. renovation & furnishing)€594,257

Gross yield (asking price)

12.1%

True gross yield (all-in)

10.2%

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: 216 m²
Land: 196 m²
Style: portuguese-traditional
Condition: good
Year Built: 2021
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

rooftop terrace with artificial grasstraditional terracotta roof tiles

Score Breakdown

ROI
20.4
Visual Appeal
9.4
Ownership Security
13
Location
8.4
Land & Space
4.35
Rental Demand
3.84
Payback Speed
4
STR Suitability
4

Description

ref: 823730.

Location

📍 37.1616°N, 8.4832°W

· Lagoa/Carvoeiro, Algarve, Portugal

Visit IAD Portugal →Listed via Idealista.pt
5-bedroom freehold villa in Lagoa/Carvoeiro — photo 1 of 1
IAD Portugal

Detached house in Vila de Estômbar - Fontes, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve · Ref BF-4956 Source verified · IAD Portugal · listed 3 Jun 2026
Asking price · Freehold
$542,391
View original listing
Ownership
Freehold
Bedrooms
5
Bathrooms
2
Built area
216 m²
Land
196 m²
True net yield
5.8%
≈ $5,152/mo net after costs & tax
5-yr total return (net + appreciation)
13.1% / yr avg
Payback in ~17 yrs from rent
Brixfox Score 67 · 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: 2021
Energy: C
Condition: good

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)
$605/night
50% ($278)Brixfox estimate($605/night)200% ($1114)
Occupancy
38%
10%Brixfox estimate(38%)100%

Short-Term Rental

Indicative
Yearly income
$40,852
Likely range $24,511 – $57,192
Airbnb data$605/night · 38% occupancy
Rental income
$605/night · 38% occ.
$78,561
Running costs (20%)
Utilities, cleaning, maintenance
-$15,712
Income tax (10%)
Indonesian rental income tax
-$21,997
Property tax
Annual property tax
-$0
Net income
7.5% ROI
$40,852

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

5.8%

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

Scenario
Pre-tax
After-tax
Owner-managed
9.9%
8.8%
Fully-managed
6.9%
5.8%
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

12.6%

Annual Revenue

$78,561

Income Tax / yr

$6,874

Payback

17 yrs

True All-In Cost
Asking price$542,391
IMT — transfer tax (non-resident 7.5%)$40,679
Stamp duty (0.8%)$4,339
Notary + registry$2,174
Legal$6,672
Furnishing + STR launch$27,174
All-in cost$623,429

Growth & Exit Strategy

How your investment grows over time

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

$3.9M$2.9M$2.0M$979K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $499K
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 12: 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
$607K
+22%
Rental Income
+$200K
Total Position
$807K
+62%
10.1%/yr
Year 10
Capital Value
$739K
+48%
Rental Income
+$431K
Total Position
$1.2M
+134%
8.9%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$1.0M
Total Position
$2.1M
+321%
7.5%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$1.8M
Total Position
$3.4M
+583%
6.6%/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
Good
7.5% annual return
Occupancy
Weak
38% average occupancy
Nightly Rate
Strong
$557 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Average
196 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $557 — 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 38% — 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.
8.6%
$3,867/mo
40% occ.
11.4%
$5,156/mo
38% occ.
11.0%
$4,950/mo
current
48% occ.
13.8%
$6,239/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.