Detached house in Vale Da Pinta, Gramacho - Vale da Pinta, Estômbar e Parchal
Detached house in Vale Da Pinta, Gramacho - Vale da Pinta, Estômbar e Parchal — image 2Detached house in Vale Da Pinta, Gramacho - Vale da Pinta, Estômbar e Parchal — image 3Detached house in Vale Da Pinta, Gramacho - Vale da Pinta, Estômbar e Parchal — image 4Detached house in Vale Da Pinta, Gramacho - Vale da Pinta, Estômbar e Parchal — image 5
Grade Avillamid-range

Detached house in Vale Da Pinta, Gramacho - Vale da Pinta, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve ·

€795,000

Asking Price (EUR)

7.1%

True Net Yield (Owner, all-in)

4.9%

True Net Yield (Managed, all-in)

10.9%

True Gross Yield

66%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €97,857/yr
Average Daily Rate: €404
+6.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), No pool (-12%), Has view (+10%)
Payback Period: 9.7 years
5-yr Capital Value: €1.0M
10-yr Capital Value: €1.3M
Brixfox Score: 84.6 / 100
Comparable Properties: 9
Data Confidence: 60%
Search Radius: 4 km

True Investment Cost

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

€894,435

+12.5% over asking

Asking price€795,000
IMT — Property transfer tax (investment schedule)€47,700
IS — Stamp duty (0.8%)€6,360
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,925
Total acquisition costs€67,235
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,200
All-in investment (incl. renovation & furnishing)€894,435

Gross yield (asking price)

12.3%

True gross yield (all-in)

10.9%

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: 242 m²
Land: 1930 m²
Style: portuguese-traditional
Condition: excellent
Year Built: 2006
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large outdoor patio with multiple seating areasintegrated outdoor BBQ and dining areatraditional terracotta roof tilescobblestone driveway

Score Breakdown

ROI
23.72
Visual Appeal
13.6
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
6.9
Payback Speed
4
STR Suitability
3

Description

3-Bedroom Villa with Private Jacuzzi | Panoramic Golf Course Views & Pool | Lagoa, Algarve Independent 3-bedroom villa for sale in Vale da Pinta, Carvoeiro, with 242 m² gross area and 163 m² living area, located in a prestigious gated community with 24-hour security and stunning views over the golf course. Fully furni

Location

📍 37.1510°N, 8.4910°W

· Lagoa/Carvoeiro, Algarve, Portugal

View on Palm Properties Portugal →Also on Idealista.pt
Idealista.pt
Lagoa/Carvoeiro / Central Algarve

Detached house in Vale Da Pinta, Gramacho - Vale da Pinta, Estômbar e Parchal

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
242 m²
Land Plot
1930 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 8.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score85
GradeA
Brixfox Intelligence
85AExcellent
Score Breakdown
ROI & Yield94%
Capital Growth89%
Risk Profile86%
Market Demand85%

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
+14.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$220K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.8%
$6,316/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
11.4 yr
Rental only

Property details

Year built: 2006
Energy: D
Condition: excellent

Description

3-Bedroom Villa with Private Jacuzzi | Panoramic Golf Course Views & Pool | Lagoa, Algarve Independent 3-bedroom villa for sale in Vale da Pinta, Carvoeiro, with 242 m² gross area and 163 m² living area, located in a prestigious gated community with 24-hour security and stunning views over the golf course. Fully furni

Income Breakdown

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Nightly Rate (ADR)
$590/night
50% ($272)Brixfox estimate($590/night)200% ($1086)
Occupancy
69%
10%Brixfox estimate(69%)100%

Short-Term Rental

Yearly income
$75,794
Airbnb data$590/night · 69% occupancy
Rental income
$590/night · 69% occ.
$148,666
Running costs (20%)
Utilities, cleaning, maintenance
-$29,733
Income tax (10%)
Indonesian rental income tax
-$41,627
Property tax
Annual property tax
-$1,512
Net income
8.8% ROI
$75,794

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$864,130
IMT (transfer tax, investment schedule)$51,848
Imposto de Selo (stamp duty)$6,913
Notary & registration$1,359
Legal / due diligence$12,962
Total acquisition costs$73,082
RenovationMove-in ready
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$970,038

Gross yield (asking)

17.2%

True gross yield (all-in)

15.3%

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.

$6.8M$5.1M$3.4M$1.7M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $795K
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 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$967K
+22%
Rental Income
+$370K
Total Position
$1.3M
+68%
11.0%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$799K
Total Position
$2.0M
+149%
9.5%/yr
Year 20
Capital Value
$1.7M
+119%
Rental Income
+$1.9M
Total Position
$3.6M
+355%
7.9%/yr
Year 30
Capital Value
$2.6M
+224%
Rental Income
+$3.3M
Total Position
$5.9M
+642%
6.9%/yr

Location

Lagoa/Carvoeiro

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.8% annual return
Occupancy
Good
69% average occupancy
Nightly Rate
Strong
$543 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
1930 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.8% — outperforms most villas in this market
Premium nightly rate of $543 — positioned in the top tier
Generous 1930 m² land — room for expansion or amenities

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

49% occ.
8.4%
$6,032/mo
59% occ.
10.1%
$7,289/mo
69% occ.
11.9%
$8,546/mo
current
79% occ.
13.6%
$9,803/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.