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 B+apartmentmid-range

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

Lagoa/Carvoeiro · Central Algarve ·

€380,000

Asking Price (EUR)

7.2%

True Net Yield (Owner, all-in)

5.0%

True Net Yield (Managed, all-in)

11.1%

True Gross Yield

45%

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: €48,939/yr
Average Daily Rate: €296
+10.0% vs area baselineModern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 9.5 years
5-yr Capital Value: €499,314
10-yr Capital Value: €607,492
Brixfox Score: 72.4 / 100
Comparable Properties: 24
Data Confidence: 81%
Search Radius: 3 km

True Investment Cost

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

€439,120

+15.6% over asking

Asking price€380,000
IMT — Property transfer tax (investment schedule)€18,230
IS — Stamp duty (0.8%)€3,040
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,700
Total acquisition costs€28,220
Renovation (est. €55/m² × 110 m²)
Light touch-ups — paint, fixtures, deep clean.		€6,050
(€3,300–€8,800)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€24,850
All-in investment (incl. renovation & furnishing)€439,120

Gross yield (asking price)

12.9%

True gross yield (all-in)

11.1%

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: 110 m²
Style: contemporary
Condition: good
Year Built: 2000
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

fireplacebalcony with viewdecorative floor tiling

Score Breakdown

ROI
24.06
Visual Appeal
11.2
Ownership Security
13
Location
8.4
Land & Space
4.2
Rental Demand
4.54
Payback Speed
4
STR Suitability
3

Description

Two-bedroom apartment on the first floor, located on the golf course of Gramacho, a few meters from the club house. The apartment consists of a bright living room with fireplace and fully equipped kitchen. From this division we have access to the pleasant balcony of the property overlooking the gardens of the developme

Location

📍 37.1262°N, 8.4875°W

· Lagoa/Carvoeiro, Algarve, Portugal

View on Pestana Golf Resorts →Also on Idealista.pt
Idealista.pt
Lagoa/Carvoeiro / Central Algarve

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

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

Grade B+ investment — short-term rental yields 9.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score72
GradeB+
Brixfox Intelligence
72B+Strong
Score Breakdown
ROI & Yield79%
Capital Growth76%
Risk Profile73%
Market Demand72%

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
+14.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$105K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.0%
$3,084/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
11.2 yr
Rental only

Property details

Year built: 2000
Energy: C
Condition: good

Description

Two-bedroom apartment on the first floor, located on the golf course of Gramacho, a few meters from the club house. The apartment consists of a bright living room with fireplace and fully equipped kitchen. From this division we have access to the pleasant balcony of the property overlooking the gardens of the developme

Income Breakdown

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Nightly Rate (ADR)
$438/night
50% ($202)Brixfox estimate($438/night)200% ($806)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$37,012
Airbnb data$438/night · 45% occupancy
Rental income
$438/night · 45% occ.
$72,567
Running costs (20%)
Utilities, cleaning, maintenance
-$14,513
Income tax (10%)
Indonesian rental income tax
-$20,319
Property tax
Annual property tax
-$723
Net income
9.0% ROI
$37,012

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$413,043
IMT (transfer tax, investment schedule)$19,815
Imposto de Selo (stamp duty)$3,304
Notary & registration$1,359
Legal / due diligence$6,196
Total acquisition costs$30,674
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$6,576
($3,587–$9,565)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$477,304

Gross yield (asking)

17.6%

True gross yield (all-in)

15.2%

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.

$3.3M$2.5M$1.6M$820K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $380K
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 10: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$462K
+22%
Rental Income
+$181K
Total Position
$643K
+69%
11.1%/yr
Year 10
Capital Value
$562K
+48%
Rental Income
+$390K
Total Position
$953K
+151%
9.6%/yr
Year 20
Capital Value
$833K
+119%
Rental Income
+$915K
Total Position
$1.7M
+360%
7.9%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$1.6M
Total Position
$2.9M
+651%
7.0%/yr

Location

Lagoa/Carvoeiro

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
9.0% annual return
Occupancy
Average
45% average occupancy
Nightly Rate
Strong
$403 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 9.0% — outperforms most villas in this market
Premium nightly rate of $403 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 45% — 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

30% occ.
8.0%
$2,739/mo
40% occ.
10.7%
$3,672/mo
45% occ.
12.1%
$4,173/mo
current
55% occ.
14.8%
$5,106/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.