Detached house in Camino Vell de Cala Saona II, Formentera
Detached house in Camino Vell de Cala Saona II, Formentera — image 2Detached house in Camino Vell de Cala Saona II, Formentera — image 3Detached house in Camino Vell de Cala Saona II, Formentera — image 4Detached house in Camino Vell de Cala Saona II, Formentera — image 5
Grade Bvillaluxury

Detached house in Camino Vell de Cala Saona II, Formentera

Formentera · Formentera · Illes Balears

€2.5M

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.

0.6%

Net Yield (after tax, all-in)

indicative range 0.5–0.6%

0.6%

Managed ROI (after tax)

2.6%

Gross Yield

34%

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: €71,871/yr
Average Daily Rate: €630
+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): 0.6%
Payback Period: 181.4 years
5-yr Capital Value: €2.8M
10-yr Capital Value: €3.3M
Brixfox Score: 57.2 / 100
Comparable Properties: 5
Data Confidence: 72%
Search Radius: 2 km

True Investment Cost

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

€2.8M

+12.8% over asking

Asking price€2.5M
itp€268,500
legal€12,100
furnishing€30,000
notary registry€2,500
All-in investment€2.8M

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: 3
Bathrooms: 2
Building: 223 m²
Land: 4000 m²
Style: mediterranean-traditional
Condition: excellent
Year Built: 1975
Energy Certificate: F
Private Pool
countryside

STR Licence Status Unconfirmed

Short-term-rental licence unconfirmed — verify before purchase. In moratorium regions (Balearics ETV, Canaries VV) only an existing, transferable licence reliably permits Airbnb-style letting.

Design Features

oval-shaped poolnatural wood pergolasstone wallswhitewashed tree sculpture

AI Investment Summary

B investment in Formentera (Formentera). Score 57.2/100. Net yield 0.6% after tax | Occupancy 34% | ADR $630 | No STR licence on record | Pool

Score Breakdown

ROI
2.2
Visual Appeal
14.8
Ownership Security
13
Location
10.8
Land & Space
12
Rental Demand
3.37
Payback Speed
0
STR Suitability
1

Description

Located in one of the most exclusive areas of Formentera, just 500 meters from the sea in Cala Saona, this recently renovated villa combines the traditional character of island architecture with contemporary comfort, privacy and open sea views. The property enjoys a privileged position with spectacular sunsets over th

Location

📍 38.6952°, 1.4062°

Formentera, Illes Balears, Spain

Visit Utopia de la Isla →Listed via Idealista.com
3-bedroom freehold villa in Formentera — photo 1 of 5
Utopia de la Isla
1 / 5
3-bedroom freehold villa in Formentera — photo 2 of 5
2 / 5
3-bedroom freehold villa in Formentera — photo 3 of 5
3 / 5
3-bedroom freehold villa in Formentera — photo 4 of 5
4 / 5
3-bedroom freehold villa in Formentera — photo 5 of 5
5 / 5

Detached house in Camino Vell de Cala Saona II, Formentera

Formentera · Balearic Islands · Ref BF-1606Source · Utopia de la Isla · listed 17 Jun 2026
Asking price
$2,787,893
View original listing
Bedrooms
3
Bathrooms
2
Built area
223 m²
Land
4000 m²
Brixfox Score 57 · B
Modelled from Airbnb listings we track across Formentera — live calendar data. Projections are estimates, not financial advice.

Unlock full financial data

Get revenue, ROI calculations, AI audits, and investment scores for every property.

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

Loading Map...

Explore the full market map

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.

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$717/night
50% ($359)Brixfox estimate($717/night)200% ($1,434)
Occupancy
34%
10%Brixfox estimate(34%)100%

Short-Term Rental

Indicative
Yearly income
$45,799
Likely range $27,480 – $64,118
Airbnb data$717/night · 34% occupancy
Rental income
$717/night · 34% occ.
$81,783
Running costs (20%)
Utilities, cleaning, maintenance
••••
Income tax (24%)
Non-EU IRNR on gross rent
••••
Net income
••% ROI
••••

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Formentera.

$11.3M$8.5M$5.7M$2.8M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $2.5M
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.
2x return
Year 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$3.0M
+22%
Rental Income
+$214K
Total Position
$3.2M
+30%
5.5%/yr
Year 10
Capital Value
$3.6M
+48%
Rental Income
+$461K
Total Position
$4.1M
+67%
5.3%/yr
Year 20
Capital Value
$5.4M
+119%
Rental Income
+$1.1M
Total Position
$6.4M
+163%
5.0%/yr
Year 30
Capital Value
$7.9M
+224%
Rental Income
+$1.9M
Total Position
$9.9M
+302%
4.8%/yr

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Create a free account to ask 2 free AI questions — Pro is unlimited.

Villa Scorecard

Location
••••
•••• •••• ••••
Rental Yield
••••
•••• •••• ••••
Occupancy
••••
•••• •••• ••••
Nightly Rate
••••
•••• •••• ••••
Visual Appeal
••••
•••• •••• ••••
Size & Space
••••
•••• •••• ••••
Zoning
••••
•••• •••• ••••
Tenure
••••
•••• •••• ••••

Upgrade to Pro to see full scorecard analysis

Risks & What-If

What if occupancy changes?

Owner Managed scenario

Upgrade to Pro to stress-test this yield across occupancy scenarios

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.