House in Formentera
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Grade B+villaluxury

House in Formentera

Formentera · Formentera · Illes Balears

€3.2M

Asking Price (EUR)

STR Restriction Warning

Balearics ETV moratorium: new short-term-rental licences are frozen. An existing, transferable ETV is required to operate legally — verify the licence and its transferability with the agency.

2.5%

Net Yield (after tax, all-in)

indicative range 2.1–3.0%

2.5%

Managed ROI (after tax)

6.3%

Gross Yield

62%

Occupancy

Net yield is after Spain's non-resident rental income tax (modelled at the non-EU 24% rate on net profit; EU/EEA residents pay 19%) and assumes deductible STR expenses — standard for EU/EEA owners and, per recent rulings, available to non-EU owners; confirm with a Spanish tax adviser. Holiday lets don't qualify for the 60% long-term-rental reduction.

Projected Gross Revenue: €226,693/yr
Average Daily Rate: €1075
+26.0% vs area baselineImage quality 8/10 (+3%), Mediterranean-traditional style (+5%), Has pool (0%), Has countryside (+10%), Luxury finish (+8%)
Net Yield (after tax): 2.5%
Payback Period: 39.2 years
5-yr Capital Value: €3.7M
10-yr Capital Value: €4.3M
Brixfox Score: 68.2 / 100
Comparable Properties: 8
Data Confidence: 64%
Search Radius: 4 km

True Investment Cost

Spanish transfer tax + notary + registry + legal + furnishing & STR launch setup.

€3.6M

+12.8% over asking

Asking price€3.2M
itp€363,400
legal€12,100
furnishing€30,000
notary registry€2,500
All-in investment€3.6M

Estimates use Spain's resale transfer-tax (ITP) schedule by region plus notary, registry and legal fees; furnishing & STR launch covers furniture, appliances, the tourist-licence setup and launch photography. Actual notary & legal vary — budget extra for surveyor, due-diligence and bank-mortgage fees if financing. Working capital (2–3 months operating buffer) not included.

Bedrooms: 4
Bathrooms: 3
Building: 373 m²
Land: 17679 m²
Style: mediterranean-traditional
Condition: excellent
Year Built: 2012
Energy Certificate: D
Private Pool
countryside

Design Features

large private plotswimming pool with ample sun deckproximity to beautiful beaches

AI Investment Summary

B+ investment in Formentera (Formentera). Score 68.2/100. Net yield 2.5% after tax | Occupancy 62% | ADR $1075 | No STR licence on record | Pool

Score Breakdown

ROI
9.92
Visual Appeal
14.2
Ownership Security
13
Location
10.8
Land & Space
12
Rental Demand
6.24
Payback Speed
1
STR Suitability
1

Description

In one of the most exclusive and sought-after areas of Formentera, this property boasts a privileged location just 400 meters from the turquoise waters of Migjorn beach. Its natural surroundings and large plot ensure tranquility and exclusivity, allowing you to fully enjoy the authentic Mediterranean lifestyle. The ma

Location

📍 38.6872°, 1.4620°

Formentera, Illes Balears, Spain

Visit Smart Invest Costa Blanca →Listed via Idealista.com
4-bedroom freehold villa in Formentera — photo 1 of 5
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House in Formentera

Formentera · Balearic Islands · Ref BF-127963Source · Smart Invest Costa Blanca · listed 27 Aug 2026
Asking price
$3,618,571
View original listing
Bedrooms
4
Bathrooms
3
Built area
373 m²
Land
17679 m²
Brixfox Score 68 · B+
Modelled from Airbnb listings we track across Formentera — live calendar data. Projections are estimates, not financial advice.

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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

Formentera

Balearic Islands, Approximate area

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STR Restriction Warning

Balearics ETV moratorium: new short-term-rental licences are frozen. An existing, transferable ETV is required to operate legally — verify the licence and its transferability with the agency.

After-tax basis: net yield is after Spain's non-resident rental income tax, modelled at the non-EU 24% rate on net profit (EU/EEA residents pay 19%). Assumes deductible STR expenses — standard for EU/EEA owners and, per recent rulings, available to non-EU owners; confirm with a Spanish tax adviser. Holiday lets don't qualify for the 60% long-term-rental reduction.

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.

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Customize your projections
Nightly Rate (ADR)
$1,223/night
50% ($611)Brixfox estimate($1,223/night)200% ($2,446)
Occupancy
62%
10%Brixfox estimate(62%)100%

Short-Term Rental

Indicative
Yearly income
$144,456
Likely range $86,674 – $202,238
Airbnb data$1,223/night · 62% occupancy
Rental income
$1,223/night · 62% occ.
$257,957
Running costs (20%)
Utilities, cleaning, maintenance
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Income tax (24%)
Non-EU IRNR on gross rent
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Net income
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Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Formentera.

$18.8M$14.1M$9.4M$4.7M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $3.2M
Capital appreciation
Property value growing at +4%/yr based on Formentera 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 19: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$3.9M
+22%
Rental Income
+$674K
Total Position
$4.5M
+43%
7.4%/yr
Year 10
Capital Value
$4.7M
+48%
Rental Income
+$1.5M
Total Position
$6.2M
+94%
6.8%/yr
Year 20
Capital Value
$7.0M
+119%
Rental Income
+$3.4M
Total Position
$10.4M
+226%
6.1%/yr
Year 30
Capital Value
$10.3M
+224%
Rental Income
+$6.0M
Total Position
$16.4M
+414%
5.6%/yr

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Villa Scorecard

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Risks & What-If

What if occupancy changes?

Owner Managed scenario

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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 Spain may impact actual yields.