T2 flat in Gramacho - Vale da Pinta, Estômbar e Parchal
T2 flat in Gramacho - Vale da Pinta, Estômbar e Parchal — image 2T2 flat in Gramacho - Vale da Pinta, Estômbar e Parchal — image 3T2 flat in Gramacho - Vale da Pinta, Estômbar e Parchal — image 4T2 flat in Gramacho - Vale da Pinta, Estômbar e Parchal — image 5
Grade Aapartmentluxury

T2 flat in Gramacho - Vale da Pinta, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve ·

€425,000

Asking Price (EUR)

6.4%

True Net Yield (Owner, all-in)

4.4%

True Net Yield (Managed, all-in)

9.8%

True Gross Yield

56%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.3 months ago and is currently at 11% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.73, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €48,892/yr
Average Daily Rate: €241
+26.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 10.6 years
5-yr Capital Value: €558,444
10-yr Capital Value: €679,432
Brixfox Score: 75 / 100
Comparable Properties: 5
Data Confidence: 69%
Search Radius: 2 km

True Investment Cost

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

€500,305

+17.7% over asking

Asking price€425,000
IMT — Property transfer tax (investment schedule)€21,830
IS — Stamp duty (0.8%)€3,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,375
Total acquisition costs€32,855
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€42,450
All-in investment (incl. renovation & furnishing)€500,305

Gross yield (asking price)

11.5%

True gross yield (all-in)

9.8%

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: 2
Bathrooms: 2
Building: 124 m²
Style: portuguese-traditional
Condition: excellent
Year Built: 2008
Energy Certificate: B
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large lagoon-style pooltraditional Portuguese architecturelush landscaping with palm trees

Score Breakdown

ROI
22.32
Visual Appeal
14.2
Ownership Security
13
Location
8.4
Land & Space
4.48
Rental Demand
5.56
Payback Speed
4
STR Suitability
3

Description

Beautifully styled two-bedroom ground-floor apartment in 5 Star Resort, near Carvoeiro • 2 Bedrooms, 2 Bathrooms • Living area 124m² • Year of Construction 2008 • Ground Floor Apartment • Full Resort Management Service • Great Rental Returns • Distance from Beach 4km A truly worry-free, lock-up-and-leave lifestyle. J

Location

📍 37.1192°N, 8.4903°W

· Lagoa/Carvoeiro, Algarve, Portugal

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Idealista.pt
Lagoa/Carvoeiro / Central Algarve

T2 flat in Gramacho - Vale da Pinta, Estômbar e Parchal

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
124 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 8.0% net return annually.

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The Investment

Brixfox Score75
GradeA
Brixfox Intelligence
75AExcellent
Score Breakdown
ROI & Yield83%
Capital Growth79%
Risk Profile76%
Market Demand75%

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
+13.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$117K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.0%
$3,074/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
12.5 yr
Rental only

Property details

Year built: 2008
Energy: B
Condition: excellent

Description

Beautifully styled two-bedroom ground-floor apartment in 5 Star Resort, near Carvoeiro • 2 Bedrooms, 2 Bathrooms • Living area 124m² • Year of Construction 2008 • Ground Floor Apartment • Full Resort Management Service • Great Rental Returns • Distance from Beach 4km A truly worry-free, lock-up-and-leave lifestyle. J

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$358/night
50% ($164)Brixfox estimate($358/night)200% ($658)
Occupancy
56%
10%Brixfox estimate(56%)100%

Short-Term Rental

Yearly income
$36,890
Airbnb data$358/night · 56% occupancy
Rental income
$358/night · 56% occ.
$72,498
Running costs (20%)
Utilities, cleaning, maintenance
-$14,500
Income tax (10%)
Indonesian rental income tax
-$20,299
Property tax
Annual property tax
-$808
Net income
8.0% ROI
$36,890

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$461,957
IMT (transfer tax, investment schedule)$23,728
Imposto de Selo (stamp duty)$3,696
Notary & registration$1,359
Legal / due diligence$6,929
Total acquisition costs$35,712
RenovationMove-in ready
Furnishing & STR launch
2bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$46,141
All-in investment$543,810

Gross yield (asking)

15.7%

True gross yield (all-in)

13.3%

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.

$3.4M$2.6M$1.7M$861K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $425K
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 11: 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
$517K
+22%
Rental Income
+$180K
Total Position
$697K
+64%
10.4%/yr
Year 10
Capital Value
$629K
+48%
Rental Income
+$389K
Total Position
$1.0M
+140%
9.1%/yr
Year 20
Capital Value
$931K
+119%
Rental Income
+$912K
Total Position
$1.8M
+334%
7.6%/yr
Year 30
Capital Value
$1.4M
+224%
Rental Income
+$1.6M
Total Position
$3.0M
+604%
6.7%/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
8.0% annual return
Occupancy
Average
56% average occupancy
Nightly Rate
Strong
$329 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $329 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 56% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

36% occ.
6.9%
$2,639/mo
46% occ.
8.8%
$3,400/mo
56% occ.
10.8%
$4,162/mo
current
66% occ.
12.8%
$4,923/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.