T0 (studio) in Rua do Pestana Golf Resort, Gramacho - Vale da Pinta, Estômbar e Parchal
T0 (studio) in Rua do Pestana Golf Resort, Gramacho - Vale da Pinta, Estômbar e Parchal — image 2T0 (studio) in Rua do Pestana Golf Resort, Gramacho - Vale da Pinta, Estômbar e Parchal — image 3T0 (studio) in Rua do Pestana Golf Resort, Gramacho - Vale da Pinta, Estômbar e Parchal — image 4T0 (studio) in Rua do Pestana Golf Resort, Gramacho - Vale da Pinta, Estômbar e Parchal — image 5
Grade B+apartmentmid-range

T0 (studio) in Rua do Pestana Golf Resort, Gramacho - Vale da Pinta, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve ·

€180,000

Asking Price (EUR)

9.3%

True Net Yield (Owner, all-in)

6.4%

True Net Yield (Managed, all-in)

14.2%

True Gross Yield

29%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 months ago and is currently at 17% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.75, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €30,501/yr
Average Daily Rate: €292
Payback Period: 7.3 years
5-yr Capital Value: €236,517
10-yr Capital Value: €287,759
Brixfox Score: 71.2 / 100
Comparable Properties: 5
Data Confidence: 53%
Search Radius: 2 km

True Investment Cost

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

€214,433

+19.1% over asking

Asking price€180,000
IMT — Property transfer tax (investment schedule)€3,798
IS — Stamp duty (0.8%)€1,440
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€2,700
Total acquisition costs€9,188
Renovation (est. €55/m² × 59 m²)
Light touch-ups — paint, fixtures, deep clean.		€3,245
(€1,770–€4,720)
Furnishing & STR launch (0bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€22,000
All-in investment (incl. renovation & furnishing)€214,433

Gross yield (asking price)

16.9%

True gross yield (all-in)

14.2%

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.

Bathrooms: 1
Building: 59 m²
Style: contemporary
Condition: good
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large communal pool areabalcony with distant views

Score Breakdown

ROI
25
Visual Appeal
10.8
Ownership Security
13
Location
8.4
Land & Space
3.18
Rental Demand
2.86
Payback Speed
5
STR Suitability
3

Description

0 bedroom flat with large terrace, located next to the Gramacho Golf Course and 4 kilometres from Ferragudo. This comfortable studio is equipped with a full and separate kitchen, a spacious bathroom with bathtub and built-in wardrobe. The property is equipped with air conditioning and enjoys excellent sun exposure wi

Location

📍 37.1227°N, 8.4855°W

· Lagoa/Carvoeiro, Algarve, Portugal

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Lagoa/Carvoeiro / Central Algarve

T0 (studio) in Rua do Pestana Golf Resort, Gramacho - Vale da Pinta, Estômbar e Parchal

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

Grade B+ investment — short-term rental yields 11.6% net return annually.

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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
+17.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$50K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
11.6%
$1,887/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
8.6 yr
Rental only

Property details

Energy: C
Condition: good

Description

0 bedroom flat with large terrace, located next to the Gramacho Golf Course and 4 kilometres from Ferragudo. This comfortable studio is equipped with a full and separate kitchen, a spacious bathroom with bathtub and built-in wardrobe. The property is equipped with air conditioning and enjoys excellent sun exposure wi

Income Breakdown

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Nightly Rate (ADR)
$423/night
50% ($195)Brixfox estimate($423/night)200% ($779)
Occupancy
29%
10%Brixfox estimate(29%)100%

Short-Term Rental

Yearly income
$22,647
Airbnb data$423/night · 29% occupancy
Rental income
$423/night · 29% occ.
$44,210
Running costs (20%)
Utilities, cleaning, maintenance
-$8,842
Income tax (10%)
Indonesian rental income tax
-$12,379
Property tax
Annual property tax
-$342
Net income
11.6% ROI
$22,647

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$195,652
IMT (transfer tax, investment schedule)$4,128
Imposto de Selo (stamp duty)$1,565
Notary & registration$1,359
Legal / due diligence$2,935
Total acquisition costs$9,987
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$3,527
($1,924–$5,130)
Furnishing & STR launch
0bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$23,913
All-in investment$233,079

Gross yield (asking)

22.6%

True gross yield (all-in)

19.0%

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.

$1.8M$1.4M$906K$453K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $180K
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
$219K
+22%
Rental Income
+$111K
Total Position
$330K
+83%
12.9%/yr
Year 10
Capital Value
$266K
+48%
Rental Income
+$239K
Total Position
$505K
+181%
10.9%/yr
Year 20
Capital Value
$394K
+119%
Rental Income
+$560K
Total Position
$954K
+430%
8.7%/yr
Year 30
Capital Value
$584K
+224%
Rental Income
+$991K
Total Position
$1.6M
+775%
7.5%/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
11.6% annual return
Occupancy
Weak
29% average occupancy
Nightly Rate
Strong
$389 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 11.6% — outperforms most villas in this market
Premium nightly rate of $389 — 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 29% — 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.
16.4%
$2,675/mo
40% occ.
21.9%
$3,576/mo
29% occ.
15.6%
$2,550/mo
current
39% occ.
21.2%
$3,451/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.