Detached house in Carretera a Cala en Baster, Formentera
Detached house in Carretera a Cala en Baster, Formentera — image 2Detached house in Carretera a Cala en Baster, Formentera — image 3Detached house in Carretera a Cala en Baster, Formentera — image 4Detached house in Carretera a Cala en Baster, Formentera — image 5
Grade Bvillamid-range

Detached house in Carretera a Cala en Baster, Formentera

Formentera · Formentera · Illes Balears

€3.5M

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.

Limited comps — indicative only

Revenue projections are based on limited comparable data (1 comps, 51% confidence).

1.7%

Net Yield (after tax, all-in)

indicative range 1.3–2.0%

1.7%

Managed ROI (after tax)

4.6%

Gross Yield

56%

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: €179,907/yr
Average Daily Rate: €949
+12.0% vs area baselineImage quality 6/10 (-3%), Mediterranean-traditional style (+5%), Has pool (0%), Has pool (+10%)
Net Yield (after tax): 1.7%
Payback Period: 59.9 years
5-yr Capital Value: €4.0M
10-yr Capital Value: €4.6M
Brixfox Score: 60.5 / 100
Comparable Properties: 1
Data Confidence: 51%
Search Radius: 6 km

True Investment Cost

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

€3.9M

+12.8% over asking

Asking price€3.5M
itp€398,500
legal€12,100
furnishing€30,000
notary registry€2,500
All-in investment€3.9M

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: 8
Bathrooms: 5
Building: 300 m²
Land: 15000 m²
Style: mediterranean-traditional
Condition: good
Year Built: 2003
Energy Certificate: B
Private Pool
pool

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

curved exterior wallstraditional covered terracenatural stone accents around pool

AI Investment Summary

B investment in Formentera (Formentera). Score 60.5/100. Net yield 1.7% after tax | Occupancy 56% | ADR $949 | No STR licence on record | Pool

Score Breakdown

ROI
6.68
Visual Appeal
11.4
Ownership Security
13
Location
10.8
Land & Space
12
Rental Demand
5.61
Payback Speed
0
STR Suitability
1

Description

In one of the most authentic and peaceful areas of Formentera, just 500 meters from the sea in Cala Embaster, this unique property offers a perfect combination of privacy, nature, and Mediterranean charm. Set on a large flat plot of 15,000 m2, the estate features three independent houses surrounded by vegetation, maki

Location

📍 38.7071°, 1.4609°

Formentera, Illes Balears, Spain

Visit Utopía de la Isla S.L. →Listed via Idealista.com
8-bedroom freehold villa in Formentera — photo 1 of 5
Utopía de la Isla S.L.
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Detached house in Carretera a Cala en Baster, Formentera

Formentera · Balearic Islands · Ref BF-1636Source · Utopía de la Isla S.L. · listed 17 Jun 2026
Asking price
$3,925,808
View original listing
Bedrooms
8
Bathrooms
5
Built area
300 m²
Land
15000 m²
Brixfox Score 61 · 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.

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$1,080/night
50% ($540)Brixfox estimate($1,080/night)200% ($2,159)
Occupancy
56%
10%Brixfox estimate(56%)100%

Short-Term Rental

Indicative
Yearly income
$114,643
Likely range $68,786 – $160,500
Airbnb data$1,080/night · 56% occupancy
Rental income
$1,080/night · 56% occ.
$204,719
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.

$18.4M$13.8M$9.2M$4.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $3.5M
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.
Paid back
Year 24: 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
$4.2M
+22%
Rental Income
+$535K
Total Position
$4.7M
+37%
6.5%/yr
Year 10
Capital Value
$5.1M
+48%
Rental Income
+$1.2M
Total Position
$6.3M
+82%
6.1%/yr
Year 20
Capital Value
$7.6M
+119%
Rental Income
+$2.7M
Total Position
$10.3M
+198%
5.6%/yr
Year 30
Capital Value
$11.2M
+224%
Rental Income
+$4.8M
Total Position
$16.0M
+363%
5.2%/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.