T1 flat in Gramacho - Vale da Pinta, Estômbar e Parchal
T1 flat in Gramacho - Vale da Pinta, Estômbar e Parchal — image 2T1 flat in Gramacho - Vale da Pinta, Estômbar e Parchal — image 3T1 flat in Gramacho - Vale da Pinta, Estômbar e Parchal — image 4T1 flat in Gramacho - Vale da Pinta, Estômbar e Parchal — image 5
Grade B+apartmentmid-range

T1 flat in Gramacho - Vale da Pinta, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve ·

€140,000

Asking Price (EUR)

10.0%

True Net Yield (Owner, all-in)

7.0%

True Net Yield (Managed, all-in)

15.5%

True Gross Yield

43%

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: €25,616/yr
Average Daily Rate: €165
Payback Period: 6.7 years
5-yr Capital Value: €183,958
10-yr Capital Value: €223,813
Brixfox Score: 71.4 / 100
Comparable Properties: 10
Data Confidence: 79%
Search Radius: 2 km

True Investment Cost

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

€165,768

+18.4% over asking

Asking price€140,000
IMT — Property transfer tax (investment schedule)€1,798
IS — Stamp duty (0.8%)€1,120
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€2,100
Total acquisition costs€6,268
Renovation€0 — move-in ready
Furnishing & STR launch (1bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€19,500
All-in investment (incl. renovation & furnishing)€165,768

Gross yield (asking price)

18.3%

True gross yield (all-in)

15.5%

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: 1
Bathrooms: 1
Building: 26 m²
Style: contemporary
Condition: excellent
Energy Certificate: B-

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

integrated kitchenetteminimalist headboard

Score Breakdown

ROI
25
Visual Appeal
10.2
Ownership Security
13
Location
8.4
Land & Space
2.52
Rental Demand
4.26
Payback Speed
5
STR Suitability
3

Description

Room with private bathroom and terrace with access to the pool of the resort, located next to the Gramacho Golf course. This property is suitable for those looking for a "holiday home" in the Algarve with a lower investment and monetise when not in use. The property is equipped with air conditioning and enjoys excellen

Location

📍 37.1257°N, 8.4986°W

· Lagoa/Carvoeiro, Algarve, Portugal

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

T1 flat in Gramacho - Vale da Pinta, Estômbar e Parchal

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
26 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 12.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score71
GradeB+
Brixfox Intelligence
71B+Strong
Score Breakdown
ROI & Yield78%
Capital Growth75%
Risk Profile72%
Market Demand71%

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
+18.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$39K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
12.8%
$1,624/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
7.8 yr
Rental only

Property details

Energy: B-
Condition: excellent

Description

Room with private bathroom and terrace with access to the pool of the resort, located next to the Gramacho Golf course. This property is suitable for those looking for a "holiday home" in the Algarve with a lower investment and monetise when not in use. The property is equipped with air conditioning and enjoys excellen

Income Breakdown

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Nightly Rate (ADR)
$244/night
50% ($112)Brixfox estimate($244/night)200% ($449)
Occupancy
43%
10%Brixfox estimate(43%)100%

Short-Term Rental

Yearly income
$19,485
Airbnb data$244/night · 43% occupancy
Rental income
$244/night · 43% occ.
$37,984
Running costs (20%)
Utilities, cleaning, maintenance
-$7,597
Income tax (10%)
Indonesian rental income tax
-$10,635
Property tax
Annual property tax
-$266
Net income
12.8% ROI
$19,485

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$152,174
IMT (transfer tax, investment schedule)$1,954
Imposto de Selo (stamp duty)$1,217
Notary & registration$1,359
Legal / due diligence$2,283
Total acquisition costs$6,813
RenovationMove-in ready
Furnishing & STR launch
1bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$21,196
All-in investment$180,183

Gross yield (asking)

25.0%

True gross yield (all-in)

21.1%

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.

$1.5M$1.1M$751K$376K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $140K
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 8: rental income alone has repaid the full purchase price.
2x return
Year 6: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$170K
+22%
Rental Income
+$95K
Total Position
$266K
+90%
13.7%/yr
Year 10
Capital Value
$207K
+48%
Rental Income
+$206K
Total Position
$413K
+195%
11.4%/yr
Year 20
Capital Value
$307K
+119%
Rental Income
+$482K
Total Position
$788K
+463%
9.0%/yr
Year 30
Capital Value
$454K
+224%
Rental Income
+$853K
Total Position
$1.3M
+834%
7.7%/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
Strong
12.8% annual return
Occupancy
Weak
43% average occupancy
Nightly Rate
Strong
$225 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 12.8% — outperforms most villas in this market
Premium nightly rate of $225 — 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 43% — 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.
12.1%
$1,538/mo
40% occ.
16.2%
$2,058/mo
43% occ.
17.3%
$2,194/mo
current
53% occ.
21.4%
$2,714/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.