T2 flat in Gramacho - Vale da Pinta, Estômbar e Parchal
T2 flat in Gramacho - Vale da Pinta, Estômbar e Parchal — image 2T2 flat in Gramacho - Vale da Pinta, Estômbar e Parchal — image 3T2 flat in Gramacho - Vale da Pinta, Estômbar e Parchal — image 4T2 flat in Gramacho - Vale da Pinta, Estômbar e Parchal — image 5
Grade Bapartmentluxury

T2 flat in Gramacho - Vale da Pinta, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve ·

€399,000

Asking Price (EUR)

3.0%

True Net Yield (Owner, all-in)

2.0%

True Net Yield (Managed, all-in)

4.5%

True Gross Yield

26%

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: €21,413/yr
Average Daily Rate: €224
Payback Period: 23.2 years
5-yr Capital Value: €524,280
10-yr Capital Value: €637,867
Brixfox Score: 57.3 / 100
Comparable Properties: 6
Data Confidence: 57%
Search Radius: 2 km

True Investment Cost

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

€471,627

+18.2% over asking

Asking price€399,000
IMT — Property transfer tax (investment schedule)€19,750
IS — Stamp duty (0.8%)€3,192
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,985
Total acquisition costs€30,177
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€42,450
All-in investment (incl. renovation & furnishing)€471,627

Gross yield (asking price)

5.4%

True gross yield (all-in)

4.5%

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: 2
Bathrooms: 2
Building: 145 m²
Style: contemporary
Condition: excellent
Year Built: 2008
Energy Certificate: B
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

coffered ceilingsstriped accent chairslarge windows with viewsbalcony with outdoor seating

Score Breakdown

ROI
14.41
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
4.9
Rental Demand
2.62
Payback Speed
1
STR Suitability
3

Description

Turnkey, investment oppportunity - 2 bedroom apartment within 5 Star Resort, near Carvoeiro • 2 Bedrooms, 2 Bathrooms • Living Area 145m² • Year of Construction 2008 • Full 5 Star resort facilities • Great rental investment apartment • Distance from Beach 4km This is true turnkey living. The apartment is fully furnis

Location

📍 37.1209°N, 8.4913°W

· Lagoa/Carvoeiro, Algarve, Portugal

View on Togofor Homes →Also on Idealista.pt
Idealista.pt
Lagoa/Carvoeiro / Central Algarve

T2 flat in Gramacho - Vale da Pinta, Estômbar e Parchal

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
145 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 3.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score57
GradeB
Brixfox Intelligence
57BStrong
Score Breakdown
ROI & Yield63%
Capital Growth60%
Risk Profile59%
Market Demand57%

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
+9.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$110K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.5%
$1,281/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
28.2 yr
Rental only

Property details

Year built: 2008
Energy: B
Condition: excellent

Description

Turnkey, investment oppportunity - 2 bedroom apartment within 5 Star Resort, near Carvoeiro • 2 Bedrooms, 2 Bathrooms • Living Area 145m² • Year of Construction 2008 • Full 5 Star resort facilities • Great rental investment apartment • Distance from Beach 4km This is true turnkey living. The apartment is fully furnis

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$324/night
50% ($149)Brixfox estimate($324/night)200% ($596)
Occupancy
26%
10%Brixfox estimate(26%)100%

Short-Term Rental

Yearly income
$15,373
Airbnb data$324/night · 26% occupancy
Rental income
$324/night · 26% occ.
$31,024
Running costs (20%)
Utilities, cleaning, maintenance
-$6,205
Income tax (10%)
Indonesian rental income tax
-$8,687
Property tax
Annual property tax
-$759
Net income
3.5% ROI
$15,373

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$433,696
IMT (transfer tax, investment schedule)$21,467
Imposto de Selo (stamp duty)$3,470
Notary & registration$1,359
Legal / due diligence$6,505
Total acquisition costs$32,801
RenovationMove-in ready
Furnishing & STR launch
2bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$46,141
All-in investment$512,638

Gross yield (asking)

7.2%

True gross yield (all-in)

6.1%

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.

$2.3M$1.7M$1.1M$566K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $399K
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 21: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$485K
+22%
Rental Income
+$75K
Total Position
$561K
+40%
7.0%/yr
Year 10
Capital Value
$591K
+48%
Rental Income
+$162K
Total Position
$753K
+89%
6.6%/yr
Year 20
Capital Value
$874K
+119%
Rental Income
+$380K
Total Position
$1.3M
+214%
5.9%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$673K
Total Position
$2.0M
+393%
5.5%/yr

Location

Lagoa/Carvoeiro

Central Algarve, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.5% annual return
Occupancy
Weak
26% average occupancy
Nightly Rate
Strong
$298 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

Premium nightly rate of $298 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.5% is near 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.
5.6%
$2,007/mo
40% occ.
7.5%
$2,697/mo
26% occ.
4.8%
$1,746/mo
current
36% occ.
6.7%
$2,436/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.