Detached house in Estrada Sem Nome Nn, Gramacho - Vale da Pinta, Estômbar e Parchal
Detached house in Estrada Sem Nome Nn, Gramacho - Vale da Pinta, Estômbar e Parchal — image 2Detached house in Estrada Sem Nome Nn, Gramacho - Vale da Pinta, Estômbar e Parchal — image 3Detached house in Estrada Sem Nome Nn, Gramacho - Vale da Pinta, Estômbar e Parchal — image 4Detached house in Estrada Sem Nome Nn, Gramacho - Vale da Pinta, Estômbar e Parchal — image 5
Grade Bvillamid-range

Detached house in Estrada Sem Nome Nn, Gramacho - Vale da Pinta, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve ·

€675,000

Asking Price (EUR)

1.8%

True Net Yield (Owner, all-in)

1.3%

True Net Yield (Managed, all-in)

2.8%

True Gross Yield

30%

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: €21,540/yr
Average Daily Rate: €199
Payback Period: 38.7 years
5-yr Capital Value: €886,940
10-yr Capital Value: €1.1M
Brixfox Score: 60.1 / 100
Comparable Properties: 13
Data Confidence: 65%
Search Radius: 3 km

True Investment Cost

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

€761,625

+12.8% over asking

Asking price€675,000
IMT — Property transfer tax (investment schedule)€40,500
IS — Stamp duty (0.8%)€5,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€10,125
Total acquisition costs€57,275
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€29,350
All-in investment (incl. renovation & furnishing)€761,625

Gross yield (asking price)

3.2%

True gross yield (all-in)

2.8%

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: 3
Building: 174 m²
Land: 1328 m²
Style: portuguese-traditional
Condition: excellent
Year Built: 2006
Energy Certificate: B
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional portuguese architecturelush landscapingcommunal pool with view

Score Breakdown

ROI
10.69
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
2.96
Payback Speed
0
STR Suitability
3

Description

Golfer's paradise! Villa located in the golf practice of Vale da Pinta, with direct access to the course and located less than 3 minutes from 3 18-hole golf courses. A unique opportunity to live in one of the most prestigious resorts in Lagoa. This elegant 2 bedroom villa, located in the Pestana Vale da Pinta Golf Res

Location

📍 37.1510°N, 8.4910°W

· Lagoa/Carvoeiro, Algarve, Portugal

View on Nuris Imobiliária →Also on Idealista.pt
Idealista.pt
Lagoa/Carvoeiro / Central Algarve

Detached house in Estrada Sem Nome Nn, Gramacho - Vale da Pinta, Estômbar e Parchal

Inventory
2 Beds
Bathrooms
3 Baths
Built Area
174 m²
Land Plot
1328 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 2.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score60
GradeB
Brixfox Intelligence
60BStrong
Score Breakdown
ROI & Yield66%
Capital Growth63%
Risk Profile62%
Market Demand60%

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
+7.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$186K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.1%
$1,260/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
48.5 yr
Rental only

Property details

Year built: 2006
Energy: B
Condition: excellent

Description

Golfer's paradise! Villa located in the golf practice of Vale da Pinta, with direct access to the course and located less than 3 minutes from 3 18-hole golf courses. A unique opportunity to live in one of the most prestigious resorts in Lagoa. This elegant 2 bedroom villa, located in the Pestana Vale da Pinta Golf Res

Income Breakdown

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Nightly Rate (ADR)
$291/night
50% ($134)Brixfox estimate($291/night)200% ($536)
Occupancy
30%
10%Brixfox estimate(30%)100%

Short-Term Rental

Yearly income
$15,114
Airbnb data$291/night · 30% occupancy
Rental income
$291/night · 30% occ.
$31,535
Running costs (20%)
Utilities, cleaning, maintenance
-$6,307
Income tax (10%)
Indonesian rental income tax
-$8,830
Property tax
Annual property tax
-$1,284
Net income
2.1% ROI
$15,114

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$733,696
IMT (transfer tax, investment schedule)$44,022
Imposto de Selo (stamp duty)$5,870
Notary & registration$1,359
Legal / due diligence$11,005
Total acquisition costs$62,255
RenovationMove-in ready
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$29,728
All-in investment$825,679

Gross yield (asking)

4.3%

True gross yield (all-in)

3.8%

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 302x ReturnToday: $675K
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.
2x return
Year 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$821K
+22%
Rental Income
+$74K
Total Position
$895K
+33%
5.8%/yr
Year 10
Capital Value
$999K
+48%
Rental Income
+$159K
Total Position
$1.2M
+72%
5.6%/yr
Year 20
Capital Value
$1.5M
+119%
Rental Income
+$374K
Total Position
$1.9M
+174%
5.2%/yr
Year 30
Capital Value
$2.2M
+224%
Rental Income
+$662K
Total Position
$2.9M
+322%
4.9%/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
Weak
2.1% annual return
Occupancy
Weak
30% average occupancy
Nightly Rate
Strong
$268 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
1328 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $268 — positioned in the top tier
Generous 1328 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.1% 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.
2.9%
$1,755/mo
current
40% occ.
3.9%
$2,376/mo
30% occ.
2.8%
$1,733/mo
current
40% occ.
3.8%
$2,353/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.