Detached house in Rua do Pestana Golf Resort, Gramacho - Vale da Pinta, Estômbar e Parchal
Detached house in Rua do Pestana Golf Resort, Gramacho - Vale da Pinta, Estômbar e Parchal — image 2Detached house in Rua do Pestana Golf Resort, Gramacho - Vale da Pinta, Estômbar e Parchal — image 3Detached house in Rua do Pestana Golf Resort, Gramacho - Vale da Pinta, Estômbar e Parchal — image 4Detached house in Rua do Pestana Golf Resort, Gramacho - Vale da Pinta, Estômbar e Parchal — image 5
Grade Avillamid-range

Detached house in Rua do Pestana Golf Resort, Gramacho - Vale da Pinta, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve ·

€1.1M

Asking Price (EUR)

5.7%

True Net Yield (Owner, all-in)

4.0%

True Net Yield (Managed, all-in)

8.8%

True Gross Yield

61%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 months ago and is currently at 17% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.75, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €107,411/yr
Average Daily Rate: €484
+18.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 12.7 years
5-yr Capital Value: €1.4M
10-yr Capital Value: €1.7M
Brixfox Score: 78.6 / 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.

€1.2M

+11.6% over asking

Asking price€1.1M
IMT — Property transfer tax (investment schedule)€65,400
IS — Stamp duty (0.8%)€8,720
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€16,350
Total acquisition costs€91,720
Renovation€0 — move-in ready
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)€1.2M

Gross yield (asking price)

9.8%

True gross yield (all-in)

8.8%

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: 3
Bathrooms: 3
Building: 385 m²
Land: 1029 m²
Style: portuguese-traditional
Condition: excellent
Year Built: 2002
Energy Certificate: B
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large private poolmultiple outdoor seating areastraditional terracotta tilingmature landscaping

Score Breakdown

ROI
19.95
Visual Appeal
13.6
Ownership Security
13
Location
8.4
Land & Space
11.56
Rental Demand
6.09
Payback Speed
3
STR Suitability
3

Description

Beautiful 3-Bedroom Villa with Pool & Spacious Outdoor Living | Gramacho Golf Resort, Carvoeiro This beautifully renovated villa at the prestigious Gramacho Golf Resort blends modern comfort with timeless elegance, making it an ideal choice as a permanent residence, holiday retreat, or premium rental investment. Set o

Location

📍 37.1510°N, 8.4910°W

· Lagoa/Carvoeiro, Algarve, Portugal

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

Detached house in Rua do Pestana Golf Resort, Gramacho - Vale da Pinta, Estômbar e Parchal

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
385 m²
Land Plot
1029 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 6.7% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score79
GradeA
Brixfox Intelligence
79AExcellent
Score Breakdown
ROI & Yield87%
Capital Growth83%
Risk Profile80%
Market Demand79%

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
+12.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$301K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.7%
$6,572/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
15.0 yr
Rental only

Property details

Year built: 2002
Energy: B
Condition: excellent

Description

Beautiful 3-Bedroom Villa with Pool & Spacious Outdoor Living | Gramacho Golf Resort, Carvoeiro This beautifully renovated villa at the prestigious Gramacho Golf Resort blends modern comfort with timeless elegance, making it an ideal choice as a permanent residence, holiday retreat, or premium rental investment. Set o

Income Breakdown

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Nightly Rate (ADR)
$701/night
50% ($322)Brixfox estimate($701/night)200% ($1289)
Occupancy
61%
10%Brixfox estimate(61%)100%

Short-Term Rental

Yearly income
$78,860
Airbnb data$701/night · 61% occupancy
Rental income
$701/night · 61% occ.
$155,640
Running costs (20%)
Utilities, cleaning, maintenance
-$31,128
Income tax (10%)
Indonesian rental income tax
-$43,579
Property tax
Annual property tax
-$2,073
Net income
6.7% ROI
$78,860

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$1,184,783
IMT (transfer tax, investment schedule)$71,087
Imposto de Selo (stamp duty)$9,478
Notary & registration$1,359
Legal / due diligence$17,772
Total acquisition costs$99,696
RenovationMove-in ready
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$35,543
All-in investment$1,320,022

Gross yield (asking)

13.1%

True gross yield (all-in)

11.8%

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.

$8.0M$6.0M$4.0M$2.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.1M
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 13: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.3M
+22%
Rental Income
+$385K
Total Position
$1.7M
+57%
9.4%/yr
Year 10
Capital Value
$1.6M
+48%
Rental Income
+$832K
Total Position
$2.4M
+124%
8.4%/yr
Year 20
Capital Value
$2.4M
+119%
Rental Income
+$1.9M
Total Position
$4.3M
+298%
7.1%/yr
Year 30
Capital Value
$3.5M
+224%
Rental Income
+$3.5M
Total Position
$7.0M
+541%
6.4%/yr

Location

Lagoa/Carvoeiro

Central Algarve, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.7% annual return
Occupancy
Good
61% average occupancy
Nightly Rate
Strong
$645 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
1029 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $645 — positioned in the top tier
Generous 1029 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
STR zoning not confirmed — verify before purchasing for short-term rental use

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

41% occ.
6.0%
$5,923/mo
51% occ.
7.5%
$7,415/mo
61% occ.
9.0%
$8,906/mo
current
71% occ.
10.5%
$10,398/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.