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House in Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal
Grade Bvillamid-range

House in Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve ·

€1.3M

Asking Price (EUR)

3.6%

True Net Yield (Owner, all-in)

2.4%

True Net Yield (Managed, all-in)

4.8%

True Gross Yield

40%

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: €71,489/yr
Average Daily Rate: €494
+18.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has pool (+10%)
Payback Period: 40.5 years
5-yr Capital Value: €1.5M
10-yr Capital Value: €1.7M
Brixfox Score: 60.6 / 100
Comparable Properties: 11
Data Confidence: 66%
Search Radius: 6 km

True Investment Cost

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

€1.5M

+14.2% over asking

Asking price€1.3M
IMT — Property transfer tax (investment schedule)€97,425
IS — Stamp duty (0.8%)€10,392
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€19,485
Total acquisition costs€128,552
Renovation (est. €55/m² × 284 m²)
Light touch-ups — paint, fixtures, deep clean.		€15,620
(€8,520–€22,720)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€40,050
All-in investment (incl. renovation & furnishing)€1.5M

Gross yield (asking price)

5.5%

True gross yield (all-in)

4.8%

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: 4
Building: 284 m²
Style: portuguese-traditional
Condition: good
Private Pool
pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large private poolspacious outdoor terracetraditional Algarve architecture

Score Breakdown

ROI
9.65
Visual Appeal
14.6
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
3.96
Payback Speed
1
STR Suitability
4

Description

The two-storey villa comprises on the ground floor of the entrance hall with a practical fitted storage cupboard, a guest WC, two double bedrooms, both en-suite and equipped with fitted wardrobes, the spacious lounge with a log burning fire, adjoining dining area and the open-plan fully-fitted kitchen with breakfast ba

Location

📍 37.1510°N, 8.4910°W

· Lagoa/Carvoeiro, Algarve, Portugal

Listed via Idealista.pt
4-bedroom freehold villa in Lagoa/Carvoeiro — photo 1 of 1
Idealista.pt

House in Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve · Ref BF-66963 Source verified · Idealista.pt · listed 2 Jun 2026
Asking price · Freehold
$1,411,957
Ownership
Freehold
Bedrooms
4
Built area
284 m²
True net yield
2.5%
≈ $5,755/mo net after costs & tax
5-yr total return (net + appreciation)
9.0% / yr avg
Payback in ~40 yrs from rent
Brixfox Score 61 · 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

Condition: good
View: pool

Description

The two-storey villa comprises on the ground floor of the entrance hall with a practical fitted storage cupboard, a guest WC, two double bedrooms, both en-suite and equipped with fitted wardrobes, the spacious lounge with a log burning fire, adjoining dining area and the open-plan fully-fitted kitchen with breakfast ba

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)
$697/night
50% ($321)Brixfox estimate($697/night)200% ($1282)
Occupancy
40%
10%Brixfox estimate(40%)100%

Short-Term Rental

Indicative
Yearly income
$48,514
Likely range $29,109 – $67,920
Airbnb data$697/night · 40% occupancy
Rental income
$697/night · 40% occ.
$93,296
Running costs (20%)
Utilities, cleaning, maintenance
-$18,659
Income tax (10%)
Indonesian rental income tax
-$26,123
Property tax
Annual property tax
-$0
Net income
3.4% ROI
$48,514

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

2.5%

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

Scenario
Pre-tax
After-tax
Owner-managed
4.4%
3.9%
Fully-managed
3.0%
2.5%
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

5.9%

Annual Revenue

$93,296

Income Tax / yr

$8,163

Payback

40 yrs

True All-In Cost
Asking price$1,411,957
IMT — transfer tax (non-resident 7.5%)$105,897
Stamp duty (0.8%)$11,296
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$1,571,866

Growth & Exit Strategy

How your investment grows over time

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

$7.3M$5.5M$3.6M$1.8M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.3M
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 22: 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
$1.6M
+22%
Rental Income
+$237K
Total Position
$1.8M
+40%
6.9%/yr
Year 10
Capital Value
$1.9M
+48%
Rental Income
+$512K
Total Position
$2.4M
+87%
6.5%/yr
Year 20
Capital Value
$2.8M
+119%
Rental Income
+$1.2M
Total Position
$4.0M
+211%
5.8%/yr
Year 30
Capital Value
$4.2M
+224%
Rental Income
+$2.1M
Total Position
$6.3M
+388%
5.4%/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
3.4% annual return
Occupancy
Weak
40% average occupancy
Nightly Rate
Strong
$641 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $641 — 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 3.4% 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.
3.8%
$4,451/mo
40% occ.
5.0%
$5,935/mo
current
40% occ.
5.0%
$5,878/mo
current
50% occ.
6.3%
$7,362/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.