Detached house in Aldeamento Turistico Do Gramacho Lt, Gramacho - Vale da Pinta, Estômbar e Parchal
Detached house in Aldeamento Turistico Do Gramacho Lt, Gramacho - Vale da Pinta, Estômbar e Parchal — image 2Detached house in Aldeamento Turistico Do Gramacho Lt, Gramacho - Vale da Pinta, Estômbar e Parchal — image 3Detached house in Aldeamento Turistico Do Gramacho Lt, Gramacho - Vale da Pinta, Estômbar e Parchal — image 4Detached house in Aldeamento Turistico Do Gramacho Lt, Gramacho - Vale da Pinta, Estômbar e Parchal — image 5
Grade Avillamid-range

Detached house in Aldeamento Turistico Do Gramacho Lt, Gramacho - Vale da Pinta, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve ·

€995,000

Asking Price (EUR)

6.3%

True Net Yield (Owner, all-in)

4.3%

True Net Yield (Managed, all-in)

9.6%

True Gross Yield

60%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €108,371/yr
Average Daily Rate: €495
+22.0% vs area baselineModern/contemporary style (+12%), Has pool (0%), Has view (+10%)
Payback Period: 11.3 years
5-yr Capital Value: €1.3M
10-yr Capital Value: €1.6M
Brixfox Score: 80.6 / 100
Comparable Properties: 12
Data Confidence: 63%
Search Radius: 4 km

True Investment Cost

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

€1.1M

+13.0% over asking

Asking price€995,000
IMT — Property transfer tax (investment schedule)€59,700
IS — Stamp duty (0.8%)€7,960
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€14,925
Total acquisition costs€83,835
Renovation (est. €55/m² × 196 m²)
Light touch-ups — paint, fixtures, deep clean.		€10,780
(€5,880–€15,680)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€34,700
All-in investment (incl. renovation & furnishing)€1.1M

Gross yield (asking price)

10.9%

True gross yield (all-in)

9.6%

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: 3
Bathrooms: 3
Building: 196 m²
Land: 802 m²
Style: contemporary
Condition: good
Year Built: 2003
Energy Certificate: D
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

private poolfireplaceoutdoor living space

Score Breakdown

ROI
21.37
Visual Appeal
12.8
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
6
Payback Speed
4
STR Suitability
3

Description

Elegant Villa in Gramacho Resort Fastighetsbyrån Lagos proudly presents this comfortable and elegant 3-bedroom villa with private heated pool, located within the prestigious Pestana Gramacho Golf Resort in Carvoeiro, at the heart of the Algarve. Set on a generous 802 m² plot, this property offers privacy, landscaped g

Location

📍 37.1510°N, 8.4910°W

· Lagoa/Carvoeiro, Algarve, Portugal

View on Idealista.pt
Idealista.pt
Lagoa/Carvoeiro / Central Algarve

Detached house in Aldeamento Turistico Do Gramacho Lt, Gramacho - Vale da Pinta, Estômbar e Parchal

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
196 m²
Land Plot
802 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 7.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score81
GradeA
Brixfox Intelligence
81AExcellent
Score Breakdown
ROI & Yield89%
Capital Growth85%
Risk Profile82%
Market Demand81%

The Brixfox Score is our proprietary AI-powered rating that evaluates rental ROI, capital appreciation potential, risk factors, and local market dynamics to give you a single investment quality metric.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+13.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$275K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.4%
$6,712/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
13.4 yr
Rental only

Property details

Year built: 2003
Energy: D
Condition: good

Description

Elegant Villa in Gramacho Resort Fastighetsbyrån Lagos proudly presents this comfortable and elegant 3-bedroom villa with private heated pool, located within the prestigious Pestana Gramacho Golf Resort in Carvoeiro, at the heart of the Algarve. Set on a generous 802 m² plot, this property offers privacy, landscaped g

Income Breakdown

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Nightly Rate (ADR)
$724/night
50% ($333)Brixfox estimate($724/night)200% ($1333)
Occupancy
60%
10%Brixfox estimate(60%)100%

Short-Term Rental

Yearly income
$80,547
Airbnb data$724/night · 60% occupancy
Rental income
$724/night · 60% occ.
$158,538
Running costs (20%)
Utilities, cleaning, maintenance
-$31,708
Income tax (10%)
Indonesian rental income tax
-$44,391
Property tax
Annual property tax
-$1,893
Net income
7.4% ROI
$80,547

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$1,081,522
IMT (transfer tax, investment schedule)$64,891
Imposto de Selo (stamp duty)$8,652
Notary & registration$1,359
Legal / due diligence$16,223
Total acquisition costs$91,125
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$11,717
($6,391–$17,043)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$35,543
All-in investment$1,219,908

Gross yield (asking)

14.7%

True gross yield (all-in)

13.0%

Estimates use Portugal's standard transfer tax + typical legal/notary defaults. Verify with local counsel before committing — actual fees vary by deal structure.

Growth & Exit Strategy

How your investment grows over time

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

$7.8M$5.8M$3.9M$1.9M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $995K
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
$1.2M
+22%
Rental Income
+$393K
Total Position
$1.6M
+61%
10.0%/yr
Year 10
Capital Value
$1.5M
+48%
Rental Income
+$850K
Total Position
$2.3M
+133%
8.8%/yr
Year 20
Capital Value
$2.2M
+119%
Rental Income
+$2.0M
Total Position
$4.2M
+319%
7.4%/yr
Year 30
Capital Value
$3.2M
+224%
Rental Income
+$3.5M
Total Position
$6.8M
+579%
6.6%/yr

Location

Lagoa/Carvoeiro

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.4% annual return
Occupancy
Average
60% average occupancy
Nightly Rate
Strong
$666 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
802 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $666 — positioned in the top tier
Generous 802 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 60% — factor in seasonal gaps

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

40% occ.
6.7%
$6,006/mo
50% occ.
8.4%
$7,548/mo
60% occ.
10.1%
$9,090/mo
current
70% occ.
11.8%
$10,633/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. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Portugal may impact actual yields.