Detached house in Rua do Pestana Golf Resort, 239, Gramacho - Vale da Pinta, Estômbar e Parchal
Detached house in Rua do Pestana Golf Resort, 239, Gramacho - Vale da Pinta, Estômbar e Parchal — image 2Detached house in Rua do Pestana Golf Resort, 239, Gramacho - Vale da Pinta, Estômbar e Parchal — image 3Detached house in Rua do Pestana Golf Resort, 239, Gramacho - Vale da Pinta, Estômbar e Parchal — image 4Detached house in Rua do Pestana Golf Resort, 239, Gramacho - Vale da Pinta, Estômbar e Parchal — image 5
Grade Bvillamid-range

Detached house in Rua do Pestana Golf Resort, 239, Gramacho - Vale da Pinta, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve ·

€2.0M

Asking Price (EUR)

2.7%

True Net Yield (Owner, all-in)

1.8%

True Net Yield (Managed, all-in)

3.8%

True Gross Yield

48%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.2 months ago and is currently at 19% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.76, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €84,067/yr
Average Daily Rate: €483
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 52.9 years
5-yr Capital Value: €2.3M
10-yr Capital Value: €2.7M
Brixfox Score: 63.1 / 100
Comparable Properties: 6
Data Confidence: 66%
Search Radius: 3 km

True Investment Cost

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

€2.2M

+12.8% over asking

Asking price€2.0M
IMT — Property transfer tax (investment schedule)€148,500
IS — Stamp duty (0.8%)€15,840
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€29,700
Total acquisition costs€195,290
Renovation (est. €55/m² × 323 m²)
Light touch-ups — paint, fixtures, deep clean.		€17,765
(€9,690–€25,840)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€40,050
All-in investment (incl. renovation & furnishing)€2.2M

Gross yield (asking price)

4.3%

True gross yield (all-in)

3.8%

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: 4
Bathrooms: 5
Building: 323 m²
Land: 1238 m²
Style: portuguese-traditional
Condition: good
Year Built: 2012
Energy Certificate: In process
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

sunset viewgolf course proximitybalcony with pool view

Score Breakdown

ROI
7.56
Visual Appeal
13.4
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
4.76
Payback Speed
0
STR Suitability
4

Description

No agents! Discover this perfect family villa close to Carvoeiro with 4-bedrooms, conveniently located just a short drive from the beaches of Carvoeiro and Ferragudo. This spacious home features three ground-floor bedrooms en-suite, and one ensuite bedrooms on the first floor, all equipped with fitted wardrobes and air

Location

📍 37.1293°N, 8.4853°W

· Lagoa/Carvoeiro, Algarve, Portugal

View on Idealista.pt
Detached house in Rua do Pestana Golf Resort, 239, Gramacho - Vale da Pinta, Estômbar e Parchal
Idealista.pt
Source verified

Detached house in Rua do Pestana Golf Resort, 239, Gramacho - Vale da Pinta, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve · Freehold · Ref BF-5988
Ownership
Freehold
Bedrooms
4
Bathrooms
5
Built area
323 m²
Land
1238 m²
True net yield
1.9%
≈ $6,732/mo net after costs & tax
Brixfox Score 63 · B

Property details

Year built: 2012
Energy: In process
Condition: good

Description

No agents! Discover this perfect family villa close to Carvoeiro with 4-bedrooms, conveniently located just a short drive from the beaches of Carvoeiro and Ferragudo. This spacious home features three ground-floor bedrooms en-suite, and one ensuite bedrooms on the first floor, all equipped with fitted wardrobes and air

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$695/night
50% ($320)Brixfox estimate($695/night)200% ($1279)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$58,216
Airbnb data$695/night · 48% occupancy
Rental income
$695/night · 48% occ.
$111,953
Running costs (20%)
Utilities, cleaning, maintenance
-$22,391
Income tax (10%)
Indonesian rental income tax
-$31,347
Property tax
Annual property tax
-$0
Net income
2.7% ROI
$58,216

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

Airbnb Comp Analysis

No nearby Airbnb listings found

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

1.9%

Based on area comps — this property's exact location is unconfirmed

Scenario
Pre-tax
After-tax
Owner-managed
3.4%
3.0%
Fully-managed
2.3%
1.9%
After-tax nets ~28% non-resident IRS on AL income (simplified regime). Yields are on the all-in acquisition cost, not the asking price.

Gross Yield

4.7%

Annual Revenue

$111,953

Income Tax / yr

$9,796

Payback

53 yrs

True All-In Cost
Asking price$2,152,174
IMT — transfer tax (non-resident 7.5%)$161,413
Stamp duty (0.8%)$17,217
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$2,373,522

Growth & Exit Strategy

How your investment grows over time

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

$10.3M$7.7M$5.2M$2.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $2.0M
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 26: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.4M
+22%
Rental Income
+$284K
Total Position
$2.7M
+36%
6.3%/yr
Year 10
Capital Value
$2.9M
+48%
Rental Income
+$614K
Total Position
$3.5M
+79%
6.0%/yr
Year 20
Capital Value
$4.3M
+119%
Rental Income
+$1.4M
Total Position
$5.8M
+192%
5.5%/yr
Year 30
Capital Value
$6.4M
+224%
Rental Income
+$2.5M
Total Position
$9.0M
+353%
5.2%/yr

Location

Lagoa/Carvoeiro

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.7% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Strong
$640 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
1238 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $640 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 1238 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.7% is below the market average — model your cashflow carefully

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
2.5%
$4,441/mo
40% occ.
3.3%
$5,922/mo
48% occ.
3.9%
$7,053/mo
current
58% occ.
4.8%
$8,534/mo

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Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Market factors in Portugal may impact actual yields.

Asking price · Freehold
$2,152,174
1.9%
Net yield
View original listing
Source verified · Idealista.pt · listed 3 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.